**Document:** Planning Officer Report **Application:** 13/00405/B — Erection of a replacement dwelling and garage (Amendment to PA 12/01081/B) **Decision:** Permitted **Decision Date:** 2013-05-16 **Parish:** Lonan **Document Type:** report / officer_report **Source:** https://planningportal.im/a/4241-lonan-sarasota-replacement-garage/documents/1290658 --- # Planning Officer Report ## Planning Officer Report And Recommendations [Table omitted in markdown export] ### Officer's Report #### 1.0 The Application Site ##### 1.1 The application site comprises the residential curtilage of Sarasota, Ramsey Road, Laxey, a detached single storey property located on the northern side of Ramsey Road, Laxey. The existing dwelling sits within a relatively large site which slopes from north to south. The building is not readily visible at close distance due to a combination of its height, the landscape features of the plot and the fact that Ramsey Road sits lower than the site. To the north are modern detached properties set over 20 metres away from the rear boundary of the site. To the east is a property called Royan. This is a substantial two storey property which shares its access from Ramsey Road with the proposal site. To the west are two properties, Ballagarey which is set close to Ramsey Road and further north, Iona. #### 2.0 The Proposal ##### 2.1 The proposal comprises the erection of a replacement dwelling on the application site. The majority of the proposed development is identical to the replacement dwelling previously approved under 12/01081/B. Whilst the planning application technically seeks full planning approval for the entire development it is essentially an amendment of that previously approved development, with the key amendments being: - The garage annex increased in size by 550mm and redesigned to form a triple garage; - Additional gable window in master bedroom (side elevation); - Master bedroom en-suite window altered (rear elevation); - Solar panels installed on roof (front elevation); - Sun tube installed on roof (rear elevation); - Pointed Manx stone plinth replaced with national smooth finish stone plinth; - Rear terrace area reduced in size and raised patio area provided; and - Retaining wall reduced in height and ground level in garden sloped down to head of retaining wall. #### 3.0 Planning History ##### 3.1 The application site has been the subject of a number of previous planning applications, one of which is considered specifically material to the assessment of this current planning application: ##### 3.2 Planning application 12/01081/B sought planning approval for the erection of a replacement dwelling on the application site. This previous planning application was approved on the 20th September 2012. #### 4.0 Planning Policy 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. 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." 4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains one policy that is considered specifically material to the assessment of this current planning application: 4.3 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; (I) 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." 5.0 REPRESENTATIONS 5.1 Laxey Village Commissioner/yecommend that the planning application be approved. 5.2 The Isle of Man Water and Sewerage Authority do not oppose the planning application. 6.0 ASSESSMENT 6.1 As highlighted earlier in this report with the exception of a number of amendments the development proposed by this planning application is essentially the same as the development approved under previous planning application 12/01081/B. As there has been no change in planning policy or other material planning circumstance since that previous planning approval was granted there is no reason reached a different conclusion on the overall general proposal, meaning that the main purpose of this current planning application is to assessment whether the amendments are acceptable. In terms of that, the amendments are all considered to be relatively minor and not to lead to any issues or concerns that would render the proposed development unacceptable. Overall, the proposed development still does not cause unacceptable harm to public amenity, private amenity, highway safety or any other material planning consideration. 7.1 It is recommended that the planning application be approved. 8.0 PARTY STATUS 8.1 It is considered that the following parties that made representations to the planning application should be afforded interested party status: Laxey Village Commissioners; and The Isle of Man Water and Sewerage Authority. ## Recommendation Recommended Decision: Permitted Date of Recommendation: 13.05.2013 ### Conditions and Notes for Approval / Reasons and Notes for Refusal C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal 0 : Notes attached to refusals C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice. C 2. This approval relates to drawing no.s 1, 2, 3 and 4 date stamped the 4th April 2013. I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager/ Senior Planning Officer. Decision Made : Permitted Date : .....1.4....5...1.3. Determining officer (delete as appropriate) Signed : Anthony Holmes Senior Planning Officer Signed : Michael Gallagher Director of Planning and Building Control Signed : Sarah Corlett Senior Planning Officer Signed : Jennifer Chance Development Control Manager PA13/00405/B Mr Derek \& Mrs Marianne Melville Erection of a replacement dwelling and garage (Amendment to PA 12/01081/B), Sarasota Ramsey Road Laxey Isle Of Man IM4 7PR Planning Officer: Planning history and constraint detail extracted from the planning database for this site, collated for the benefit of the Planning Officer on 10.04.2013, includes; Dev Control Polygons: Reference Number: 01/00889/A Status: Refused on Review Proposal: Approval in principle for erection of dwelling Reference Number: 05/00664/B Status: Permitted Proposal: Breakthrough under kitchen window and install double glazed uPVC patio door, Reference Number: 99/00439/B Status: Permitted Proposal: Erection of garage and two conservatories and conversion of existing garage to form additional living accommodation, Stone Ridge, Ramsey Road, Laxey, Reference Number: 12/01081/B Status: Permitted Proposal: Erection of a replacement dwelling Reference Number: 13/00405/B Status: Pending Consideration Proposal: Erection of a replacement dwelling and garage (Amendment to PA 12/01081/B) BC Case Polygon: Reference Number: 99/07261/DEX BC Case Status: Building Work Complete Proposal: Detached garage alterations to existing garage to form living accommodation and erection of conservatory Reference Number: 13/00004/BCD BC Case Status: Proposal: Demolition of bungalow and garage --- *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/4241-lonan-sarasota-replacement-garage/documents/1290658*