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22/01493/B Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATION
Application No. : 22/01493/B Applicant : Mr Stephen Finnegan Proposal : Demolition and rebuilding of existing single storey outlet Site Address : Inglenook Fairy Cottage Laxey Isle Of Man IM4 7BR
Planning Officer: Miss Lucy Kinrade Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 02.02.2023 __
Conditions and Notes for Approval
C : Conditions for approval N : Notes attached to conditions
C 1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Reason: To comply with Article 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
This application has been recommended for approval for the following reason. The application has an acceptable visual and amenity impact and accords with General Policy 2 and Transport Policy 3 of the Isle of Man Strategic Plan 2016 and to meet with the principles of Community Policies 7 and 11, and the Residential Design Guide 2021.
Plans/Drawings/Information;
This approval relates to drawing numbers 1647-1 and 1647-2, and a location plan all date received 05/12/2022. __
Interested Person Status - Additional Persons
None __
Officer’s Report
THE APPLICATION SITE
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1.1 The application site is the residential curtilage of Inglenook, Fairy cottage, Laxey a detached dwelling sitting on a slope with its front elevation facing toward Laxey bay. Access to the property is from Fairy Cottage road which is a small single track route off Old Laxey Hill and nearest the top end junction with Fairy Cottage filling station.
1.2 The existing dwelling sits higher than Fairy Cottage road and below the MER tramlines which run directly behind the house.
1.3 Attached to the western side of the house and running along the rear boundary are a number of small extensions linking to the house including a central conservatory type structure and two smaller lean to tin roof extensions either side.
THE PROPOSAL 2.1 Proposed is the replacement of the existing three side extensions with one new consolidated side extension. The proposed extension is to be single storey and measuring approx. 12m long x 4.7m wide and is to be finished with a slate pitched roof, painted render throughout and with dark cladding and stone detail across the front elevation facing over the bay.
2.2 The extension is to have two roof lights on the front and rear roof slopes and four high level windows in the rendered wall facing almost level with the tramlines.
PLANNING HISTORY 3.1 There has been only one previous application for the enclosing of a front porch approved under PA 95/00891/B.
PLANNING POLICY 4.1 The site is designated as 'Predominantly Residential' on the Area Plan for the East. The site is not within a Conservation Area and not recognised as being at any flood risk on recent maps. In any assessment consideration shall be given to the general standards set out in General Policy 2 specifically visual impacts, neighbour amenity and highway safety. Consideration also to the Residential Design Guide 2021 and Community Policies 7 and 11 in respect of fire spread and community safety and Infrastructure Policy 5 in promoting water conservation. Minded of the tramline behind the house Transport Policy 3 is also relevant in ensuring that these rail routes and their attraction for tourism and leisure are not compromised.
REPRESENTATIONS Copies of representations received can be viewed on the Government's website. This report contains summaries only.
5.1 Garff Commissioners - no objection (06/01/2022) - proposals were relatively minor in terms of visual impact; some Members felt that the proposals would improve the 'coherence' of the dwelling in terms of shape and scope; therefore there may be visual improvement.
5.2 Department of Infrastructure Highway Services - Do not oppose (21/12/2022) - no significant negative impact upon highway safety, network functionality and /or parking. Additional permissions may be necessary from Manx Heritage Railways for the works.
5.3 No comments received from neighbouring properties.
ASSESSMENT 6.1 The current application seeks to replace three existing structures that are of mixed size, style finish and physical condition, with one new consolidated extension. The new extension retains a low level design which maintains its subordinate appearance to the main house, and seeks to introduce a continuous pitched roof which is to finished in roof materials in keeping
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with those on the main house. From the tramline the extension will appear fairly visually reserved with a rendered wall finish and four high level windows. This is not expected to result in any harm to the enjoyment of the railway line or from views from neighbours sitting at higher levels to the rear. From the front the extension is to comprise a mix of dark cladding and stone materials which will offer a visual break in the overall length of the extension along with the two small peaks above a window and patio doors and either side of the central bi- folding doors opening into the front garden area.
6.2 Overall, the existing extension situation is somewhat haphazard and is not visually appealing. The proposal to replace these extensions with one consolidated extension on the same footprint and keeping the low level design is considered to result in an overall visual improvement compared to the existing situation, and one which will also not harm the tramline setting or result in any new or adverse neighbouring amenity impacts.
6.3 The proposal is not expected to make worse or increase the existing risk of fire spread or community safety through criminal behaviour beyond the existing dwelling.
CONCLUSION 7.1 The proposed extension is considered to be acceptable and in accordance with General Policy 2 and Transport Policy 3 of the Isle of Man Strategic Plan 2016 and to meet with the principles of Community Policies 7 and 11 and with the Residential Design Guide 2021.
INTERESTED PERSON STATUS 8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons: (a) the applicant (including an agent acting on their behalf); (b) any Government Department that has made written representations that the Department considers material; (c) the Highways Division of the Department of Infrastructure; (d) Manx National Heritage where it has made written representations that the Department considers material; (e) Manx Utilities where it has made written representations that the Department considers material; (f) the local authority in whose district the land the subject of the application is situated; and (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material.
8.2 The decision maker must determine: o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and o whether there are other persons to those listed above who should be given Interested Person Status __
I can confirm that this decision has been made by a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status.
Decision Made : Permitted
Date: 03.02.2023
Determining officer
Signed : C BALMER
Chris Balmer
Principal Planner
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