**Document:** Officer Report on Site Impacts **Application:** 19/00087/B — Erection of a detached dwelling **Decision:** Permitted **Decision Date:** 2019-07-16 **Parish:** Lezayre **Document Type:** report / officer_report **Source:** https://planningportal.im/a/29569-lezayre-school-house-main-road-dwelling/documents/1330969 --- # Officer Report on Site Impacts - The proposal has the potential to remove these inappropriate buildings from the site, and to replace them with a more appropriate new dwelling. - The principle of a residential use of site A is acceptable. Impact on Visual amenities of the RBs - The applicant has indicated that the proposed new dwelling would be in keeping with the adjacent properties. - It is indicated that the RB curtilage includes the land around both 'Old School House' and 'St Stephens Church \& Hall'. - The notice of proposals to 'Register a Building' it included the 'St Stephens Church and former School together with the curtilages. - However, the attached plan and the subsequent RB approval (24th April 1998) did not include the curtilage of the site. - Accordingly, the RB documents only include the buildings themselves and do not include the land around or any parts of the application sites. - RBC is therefore not required now or in the future for any proposed developments within the curtilages of the RBs. - It is still necessary to consider the potential impact upon the RBs and the character and quality of the setting around them. - It is key that any dwelling should be in keeping with the character, appearance and finish of the St Stephens Church \& Hall. - This can be achieved for example by a new building matching the RB in terms of proportion, design, finish and form. - This could result in public views making it appear as an 'extension' to St Stephens Church \& Hall rather than a totally separate dwelling. - Other design options would also be available. - The Reserved Matters application would need to demonstrate that any chosen design did not adversely effect the character and quality of the RBs. - If the design was unacceptable and detrimental to the RBs, PBCD would still be in a position to refuse the proposal. - A dwelling on this site could be designed to take account of the existing RBs without adversely affecting their character and appearance. Impact on character and appearance of the street scene - A dwelling could be erected on the site which would be of benefit to the character and appearance of the street scene. - The five trees along the road side frontage have a tree felling license and have been removed. - This has been beneficial, given that they screened Old School House. - Their removal opens up the area fronting the building and results in the building being more apparent. - The surrounding area is characterised by much larger mature trees. - The loss of the frontage trees has not had a detrimental impact on the visual amenities of the street scene. ## Highway issues and parking provision - Both the new dwelling and the existing dwelling provide two off road parking spaces with adequate turning provision. - Accordingly, the proposal causes no concern in relation to these points. - Submitted drawings indicate visibility splays of in both directions and in both directions. - The plans indicate that visibility in an easterly direction can be achieved. albeit that it does go over land outside the applicant's control. - The proposal has the potential to remove these inappropriate buildings from the site, and to replace them with a more appropriate new dwelling. - The principle of a residential use of site A is acceptable. ## Impact on Visual amenities of the RBs - The applicant has indicated that the proposed new dwelling would be in keeping with the adjacent properties. - It is indicated that the RB curtilage includes the land around both 'Old School House' and 'St Stephens Church \& Hall'. - The notice of proposals to 'Register a Building' it included the 'St Stephens Church and former School together with the curtilages. - However, the attached plan and the subsequent RB approval (24th April 1998) did not include the curtilage of the site. - Accordingly, the RB documents only include the buildings themselves and do not include the land around or any parts of the application sites. - RBC is therefore not required now or in the future for any proposed developments within the curtilages of the RBs. - It is still necessary to consider the potential impact upon the RBs and the character and quality of the setting around them. - It is key that any dwelling should be in keeping with the character, appearance and finish of the St Stephens Church \& Hall. - This can be achieved for example by a new building matching the RB in terms of proportion, design, finish and form. - This could result in public views making it appear as an 'extension' to St Stephens Church \& Hall rather than a totally separate dwelling. - Other design options would also be available. - The Reserved Matters application would need to demonstrate that any chosen design did not adversely effect the character and quality of the RBs. - If the design was unacceptable and detrimental to the RBs, PBCD would still be in a position to refuse the proposal. - A dwelling on this site could be designed to take account of the existing RBs without adversely affecting their character and appearance. Impact on character and appearance of the street scene - A dwelling could be erected on the site which would be of benefit to the character and appearance of the street scene. - The five trees along the road side frontage have a tree felling, license and have been removed. - This has been beneficial, given that they screened Old School House. - Their removal opens up the area fronting the building and results in the building being more apparent. - The surrounding area is characterised by much larger mature trees. - The loss of the frontage trees has not had a detrimental impact on the visual amenities of the street scene. ### Highway issues and parking provision - Both the new dwelling and the existing dwelling provide two off road parking spaces with adequate turning provision. - Accordingly, the proposal causes no concern in relation to these points. - Submitted drawings indicate visibility splays of in both directions and in both directions. - The plans indicate that visibility in an easterly direction can be achieved. albeit that it does go over land outside the applicant's control. --- *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/29569-lezayre-school-house-main-road-dwelling/documents/1330969*