**Document:** Officer Report **Application:** 17/01011/B — Alterations to external openings of property and landscaping works to garden (retrospective) **Decision:** Permitted **Decision Date:** 2017-10-27 **Parish:** Lonan **Document Type:** report / officer_report **Source:** https://planningportal.im/a/22874-lonan-stroanville-house/documents/1026960 --- # Officer Report **Application No.:** 17/01011/B **Applicant:** Mr Andrew Pegge **Proposal:** Alterations to external openings of property and landscaping works to garden (retrospective) **Site Address:** Stroanville House Fairy Cottage Laxey Isle Of Man IM4 7BR Case Officer : Mr Chris Balmer **Expected Decision Level:** Officer Delegation **Recommended Decision:** Permitted **Date of Recommendation:** 23.10.2017 _________________________________________________________________ ## 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. - C 2. All aspects of the existing conservatory are required to be removed, prior to the commencement of any works to the extension hereby approved. Reason: In the interest of the visual appearance of the existing property. ### Plans/Drawings/Information; This approval relates to drawings reference numbers BC01-03C, BC02-03, S01 A, BC03-03, BC04-03, BC06-03, BC10-03, 01A and PA 01 all received on 5th September 2017. _______________________________________________________________ ### Interested Person Status – Additional Persons None _____________________________________________________________________________ ### Officer’s Report 1.0 SITE - 1.1 The site represents the existing residential curtilage of Stroanville House, Fairy Cottage, Laxey. This property is a two storey detached property located within the Fairy Cottage Area in a coastal position overlooking the sea to the east. - 1.2 Within the site there are also two outbuildings, a single storey building finished in timber cladding referred to as the "Lodge" and also a detached garage. Both are located to the southwest of the main dwelling house and are also shared the same driveway and access as the main dwelling. 2.0 PLANNING HISTORY - 2.1 The application site has been the subject of a number of previous planning applications, two of which is considered specifically material to the assessment of this current planning application: - 2.2 Alterations and erection of extensions to dwelling - 16/00202/B - APPROVED - 2.3 Alterations and erection of a replacement detached garage - 15/01386/B - APPROVED - 2.4 Planning application 11/00610/B sought planning approval for alterations, extension and garage block to dwelling. This was approved on the 16th June 2011. - 2.5 Planning application 08/01064/B sought planning approval for alterations and erection of extensions. This was approved on the 1st August 2008. ## - 3.0 PROPOSAL 3.1 The application seeks approval for the alterations to external openings of property and landscaping works to garden (retrospective). The works involve the removal of the single storey conservatory which currently runs around the western and southern elevations of the property. This would be partially replaced with a single storey extension to the western elevation (gable end) which also includes a front projection single storey section as well as a taller extension at the rear. Due to the topography of the site which is sloping in nature, the proposed front projection extension would be set below the floor level of the main dwelling house. Works also involves a curved retaining wall to the rear of the property which requires the remove of tree trees. - 4.0 REPRESENTATIONS 4.1 Garaff Parish Commissioners do not object (09.10.2017). 4.2 The Department of Infrastructure Highways Division do not oppose the planning application (19.10.2017). - 5.0 PLANNING POLICY 5.1 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. 5.2 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." 5.3 In terms of strategic plan policy, the Isle of Man Strategic Plan 2016 contains one policy that is considered specifically material to the assessment of this current planning application. 5.4 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: - (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; - (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." 5.5 Paragraph 8.12.1 of the Isle of Man Strategic Plan 2007 states "As a general policy, in built up areas not controlled by Conservation Area or Registered Building policies, there will be a general presumption in favour of extensions to existing property where such extensions would not have an adverse impact on either adjacent property or the surrounding area in general.". ## - 6.0 ASSESSMENT 6.1 The considerations of this current proposal are whether the proposed development unduly harms public amenity and private amenity and is the design appropriate to the existing dwelling. 6.2 It first should be noted a similar scheme was approved under application 16/00202/B which is a material consideration. 6.3 The proposal would replace an existing conservatory which has little architectural merit and arguably detracts from the traditional dwelling. The loss of the conservatory is considered acceptable. The proposals in terms of the overall floor area of the proposed extensions would be similar to the conservatory and would essentially open up the original traditional dwelling, albeit only views from the sea would really benefit. Due to the size, scale, position, distance from neighbouring properties and given the topography of the area, the site being below properties to the northwest, it would have little or no impact upon private amenities. 6.3 In terms of public amenity, the proposal would not be especially apparent from pubic views, given the site is well screened by mature trees and landscaping around the site and neighbouring properties in the surrounding area. The site is also at the end of the lane which serves properties in the area, and therefore there is no through road. For these reasons, it is considered the proposal would not have a significant impact upon public amenities in the residential area to warrant a refusal. - 6.4 The proposal is a fairly unusual design and the projecting front extension with large areas of glazing is a contemporary approach. Generally, front projection extensions to traditional properties are inappropriate forms of development which adversely affect the character of the original property. However, in this case (as previously considered acceptable) the front extension is set below the floor level of the main dwelling house, by approximately half a storey. The structure also being mainly glazed also helps give the structure a more lightweight feel. Consideration is also given to the removal of the existing conservatory. For these reasons it is considered the proposal would be appropriate and would not harm the character of the main traditional dwelling, which would still appear as the prominent feature, with the extension appearing as a subordinate extension of the main dwelling house. 6.5 The removal of three trees to the rear of the property is considered acceptable, namely as there are a number of trees within the site and the removal of these tress would have little/no visual impact upon the character of the area. ## - 7.0 CONCLUSION 7.1 It is recommended that the planning application be approved. 8.0 INTERESTED PERSON STATUS 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 (Article 6(4), the following persons are automatically interested persons: - (a) The applicant, or if there is one, the applicant's agent; - (b) 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; - (c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material - (d) Highway Services Division of Department of Infrastructure and - (e) The local authority in whose district the land the subject of the application is situated. _____________________________________________________________________ I can confirm that this decision has been made by the Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation. Decision Made : Permitted Date : 26.10.2017 Determining officer Signed : S BUTLER Stephen Butler Head of Development Management ## 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/22874-lonan-stroanville-house/documents/1026960*