**Document:** Officer Report
**Application:** 16/01288/B — Replacement single storey extension at front, alterations, creation of first floor terrace to rear, and erection of garden shed
**Decision:** Permitted
**Decision Date:** 2017-01-06
**Parish:** Lonan
**Document Type:** report / officer_report
**Source:** https://planningportal.im/a/22272-lonan-30-mines-replacement-extension/documents/1021256

---

# Officer Report

**Application No.:** 16/01288/B
**Applicant:** Mr And Mrs Daryn Thompson
**Proposal:** Replacement single storey extension at front, alterations, creation of first floor terrace to rear, and erection of garden shed
**Site Address:** 30 Mines Road Laxey Isle Of Man IM4 7NH Case Officer : Mr Chris Balmer
**Photo Taken:** 14.12.2016
**Site Visit:** 14.12.2016
**Expected Decision Level:** Officer Delegation

## Officer’s Report

1.0 THE SITE - 1.1 The application site is the curtilage of 30 Mines Road, Laxey which is a traditional two storey detached property located along the western side of Mines Road in Laxey. - 1.2 The dwelling ground level is the same as that of the adjacent highway; however, the rear garden of the side rises significantly, above the roof ridge of the property and continues up to the rear boundary in a terraced fashion up to the rear boundary which meets the Manx Electric Railway.

2.0 THE PROPOSAL - 2.1 The application seeks approval for the replacement single storey extension at front, alterations, creation of first floor terrace to rear and erection of garden shed to rear garden. - 2.2 The extension to the front elevation would have a front projection of 4 metres, a width of

3.5 metres and a ridge height of 3.6 metres. The proposal would replace and existing extension of similar footprint. The extension would be finished in render and slate tiles all to match the existing.

2.3 The rear first floor terrace would have a maximum rear projection of 5 metres, a width of 8.2 metres and a maximum floor height of 2.2 metres (including fencing above 3.4 metres). - 2.4 The proposed garden shed would have a width of 4.5 metres, a depth of 6 metres and a ridge height of 3 metres. The shed would have a metal profiled sheeting coloured in green. The shed would be sited within the centre of the rear garden, sited within the second terraced area (total of four terraces areas with rear garden).

3.0 PLANNING HISTORY - 3.1 There is a single previous application associated with this site; however, it is not considered relevant in the determination of this application.

## - 4.0 PLANNING POLICES

4.1 In terms of local plan policy, the application site is within an area recognised as being within predominantly residential use under the Laxey and Lonan Area Plan Order 2005. The application site is also within a Conservation Area. - 4.2 Policy L/RES/PR/1 states: "Residential development will generally only be approved within the study area in those areas designated as proposed and existing residential. In particular, in the case of Agneash no further dwellings will be approved although, as will be the case in areas zoned as residential, alterations and extensions to existing property may be accepted if such proposals are

- sympathetic to the character and appearance of both the building to be altered and the surrounding area in general."
- 4.3 Policy L/CRB/PR/4 of the Laxey and Lonan Area Plan Order 2005 states: "Where an area is designated as a Conservation Area, special attention must be paid during the consideration of all planning applications within the area, to the desirability of preserving or enhancing its character or appearance in accordance with the Town and Country Planning Act 1991 (12.(4)."
- 4.4 In terms of strategic plan policy, the Isle of Man Strategic Plan 2016 contains two policies that are considered specifically material to the assessment of this current planning application.
- 4.5 General Policy 2 states: "Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development:

- (a) is in accordance with the design brief in the Area Plan where there is such a brief;
- (b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them;
- (c) does not affect adversely the character of the surrounding landscape or townscape;
- (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses;
- (e) does not affect adversely public views of the sea;
- (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks;
- (g) does not affect adversely the amenity of local residents or the character of the locality;
- (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space;
- (i) does not have an unacceptable effect on road safety or traffic flows on the local highways;
- (j) can be provided with all necessary services;
- (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan;
- (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding;
- (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and
- (n) is designed having due regard to best practice in reducing energy consumption."

4.6 Environment Policy 35 states: "Within Conservation Areas, the Department will permit only development which would preserve or enhance the character or appearance of the Area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development."

## - 5.0 CONSULTATIONS

5.1 Highway Services do not oppose (received on 13.12.2016). - 5.2 Garff Parish Commissioners do not object (on 12.12.2016).

## - 6.0 ASSESSMENT

6.1 The main issues to be considered in the assessment of this application are the potential impacts of the proposed development upon the character and appearance of the street scene and the individual property and the potential impacts upon neighbouring amenities.

POTENTIAL IMPACTS OF THE PROPOSED DEVELOPMENT UPON THE CHARACTER AND APPEARANCE OF THE STREET SCENE AND THE INDIVIDUAL PROPERTY

6.2 Visiting the area the proposed front extension would be most apparent, given it is immediately fronting the property and immediately adjacent to Mines Road. Generally, such

- proposal would not gain favour given the works significantly affect the character and appearance of the traditional property, which is a Manx farmhouse style properties with three upper windows above a central doorway which is flanked by single windows either side. However, significant material weight is given to the fact that there is a similar sized extension, with a very shallow roof, almost flat roofed in appearance, with large amount of glazing to the north-east and northwest elevation which are most publically viewable. The proposed extension with a pitched roof finished in slate and the removal of large amounts of glazing is a certain improvement of the existing structure. The downside to this is the loss of the first floor window which does affect the traditional 'three upper windows' design, resulting in only two windows at first floor level. The only option to overcome this would to have a flat or shallower roof above the extension, which in turn would make the extension and the aspect most apparent from public views, less acceptable. Overall, whilst the proposal is not ideal, it is considered the proposal would be an overall improvement and therefore complies with EP35 and arguable makes the property a bit more 'quirky' in appearance.
- 6.3 It is also noted that the properties 'Barberry Cottage' and 'Rose Cottage' to the north of the site are a pair of traditional semi-detached properties which have two first floor windows. Therefore, it could be argued that this proposal replicates the proportions of theses. It is also noted, there is a variety of styles of traditional properties along Mines Road and this proposal would fit comfortably in the street scene.
- 6.4 The only other aspect of the works which would be apparent from the street scene would be the rear garden shed. The view of this is from angled views between the application property and the neighbouring property 'Barberry Cottage'. Due to these limited, fleeting views and the shed been finished in a green colour with mature hedgerows to either gable end of the shed (along garden boundaries), it is considered the proposal would preserve the appearance of the Conservation Area.
- 6.5 Given the position of the rear decking, behind the main dwelling, again only small sections (external staircase) would be apparent from fleeting public views. It is not considered this aspect would adversely affect the Conservation Area. The potential impacts upon neighbouring amenities
- 6.6 There was initial concern that the first floor terrace would give raise to overlooking over the properties to either side of the site. However, after visiting the site it was noted the steep topography of the rear garden and the proposed terrace being located at the lowest point of neighbouring gardens, mature boundary features and given there is already a degree of mutual; overlooking in certain locations from the first floor windows of the dwellings and from the other sections of the terraced gardens; it is not considered the proposal would significantly increase the level of overlooking.
- 6.7 There was an initial concern of the proposed garden shed and the potential overbearing impact that may have upon the outlook to the two neighbouring properties. However, again after visiting the site it became clear that such impact would be mitigated by the existing boundary landscaping, which would mainly screen the significant views of the shed from neighbouring dwellings/garden areas.

## - 7.0 RECOMMENDATION

7.1 For the reasons given, the proposals is considered to comply with the relevant polices of the Strategic Plan and the Laxey and Lonan Local Plan and therefore recommended for an approval. - 8.0 PARTY STATUS

8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, the following persons are automatically interested persons:

- o The applicant, or if there is one, the applicant's agent;
- o The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested;

- o Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material , in this case, Department of Infrastructure Highway Services and
- o The local authority in whose district the land the subject of the application is situated.

With effect from 1 June 2015, the Transfer of Planning & Building Control Functions Order 2015 amends the Town and Country Planning Act 1999 to give effect to the meaning of the word 'Department' to be the Department of Environment, Food and Agriculture unless otherwise directed by that Order.

Recommendation Recommended Decision: Permitted Date of Recommendation: 19.12.2016 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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.

This approval relates to drawings reference numbers 01, 02 and 03 all received on 10th November 2016.This approval relates to drawings reference numbers 01, 02 and 03 all received on 10th November 2016.

I can confirm that this decision has been made by a Senior Planning Officer in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted Date: 05.01.2017 Determining officer

Signed : S CORLETT Sarah Corlett Senior Planning Officer

## Customer note

## This copy of the officer report reflects the content of the file copy and has been produced in this form for the benefit of our online services/customers and archive records.

---

*Data sourced from the Isle of Man public planning register under the [Isle of Man Open Government Licence](https://www.gov.im/about-this-site/open-government-licence/).*
*Canonical page: https://planningportal.im/a/22272-lonan-30-mines-replacement-extension/documents/1021256*