**Document:** Planning Officer Report Recommendation
**Application:** 09/00507/B — Alterations and erection of an extension
**Decision:** Permitted
**Decision Date:** 2009-05-26
**Parish:** Lonan
**Document Type:** report / officer_report
**Source:** https://planningportal.im/a/62570-lonan-highlands-pinfold-hill-alteration-extension/documents/1372815

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# Planning Officer Report Recommendation

**Application No.:** ** 09/00507/B **
**Applicant:** ** Mr John Snelling **
**Proposal:** ** Alterations and erection of an extension **
**Site Address:** ** - Highlands - Pinfold Hill - Laxey - Isle Of Man - IM4 7HW ### Considerations **Case Officer:** Mr Chris Balmer **
**Photo Taken:** ** 05/05/09 **
**Site Visit:** ** 05/05/09 **
**Expected Decision Level:** ** Delegated Decision Senior DC Officer ### Written Representations ### Consultations **Consultee:** Highways Division **Notes:** do not oppose. **Consultee:** Lonan Parish Commissioners **Notes:** Approve **Consultee:** Drainage Division **Notes:** No objection subject to the following conditions;

### Officer's Report

#### Site

The application site forms the residential curtilage of Highlands, Pinfold Hill, Laxey, which is a single storey detached dwelling, located to the western side of Pinfold Hill.

#### Land Use Zoing / Planning Policy

The application site is within an area recognised as being an area of 'predominately residential use', under the Laxey and Lonan Local Plan. The site is not within a Conservation Area.

- Laxey and Lonan Local Plan
- The Isle of Man Strategic Plan (20th June 2007)

Due to the zoning of the site, and the nature of the proposed development, the following Planning Policy is relevant in the consideration of the application:-

**General**

**Policy 2:** Development which is in accordance with the land-use zoning and proposals in the 7 May 2009

**Policy 3:** Development which is in accordance with the land-use zoning and proposals in the 7 May 2009

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.

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."

## Planning History

There are no previous planning applications which are considered relevant in the assessment and determination of this application.

### Proposal

The application seeks approval for the alterations and erection of an extension to the front elevation. The proposal would have a front projection of 3.3 metres, a width of 4.4 metres and a ridge height of 4 metres.

### Representations

Lonan Parish Commissioners:-
"Approve"
Highways Division:-
"Do not oppose."
The Drainage Services Manager makes no comment on the merit of the proposed development but request that an informative note be attached to any approval decision notice.

The Authority has received no privately written representations objecting to the application.

## Assessment / Recommendation

General Policy 2 deals with development in accordance with the land-use zoning. Paragraphs b, c & g are relevant when determining an application for an extension.

In this case the proposed extension to the front elevation would be very well screened from Pinfold Hill, as the application site has a much higher ground level than the public highway. Additionally, 1.5 metre high timber fence and mature hedgerow along the eastern boundary of the site also reduce the visual appearance of the dwelling and the proposed extension.

The design of the extension has taken reference from the existing dwelling, especially the hipped roof design of the projecting bay. The proposal would be finished to match the existing and consequently for these reasons it is considered the design, scale and proportion of the extension would be in keeping with the existing property. Overall, it is considered the proposal would respect the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them, therefore complying with General Policy 2.

The proposal would have no adverse impact upon the neighbouring properties given the size of the extension and position the extension would be sited from the neighbouring properties. Additionally, the northern and southern boundaries of the site consist of at least 2 metre high mature hedgerows which would significant screen the proposed extension from either neighbouring property. For these reasons it is considered the proposal would have no adverse impacts upon the neighbouring residential amenities and would therefore comply with General Policy 2.

## Recommendation

It is considered that the proposal would comply with the relevant planning policies of The Isle of Man Strategic Plan (20th June 2007) and Policy L/RES/PR/1, for the reasons set out in this report, accordingly, it is recommended that the application be approved.

## Party Status

It is considered that the following meet the criteria of Government Circular 1/06 and should be afforded interested party status:

- [ ] Lonan Parish Commissioners
- [ ] Department of Transport Highways Division
- [ ] Department of Transport Drainage Division

## Recommendation

**Recommended Decision:** Permitted

**Date of Recommendation:** 07.05.2009

## Conditions and Notes for Approval / Reasons and Notes for Refusal

- **C : Conditions for approval**
- **N : Notes attached to conditions**
- **R : Reasons for refusal**
- **O : 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 the alterations and erection of an extension as proposed in the submitted documents and drawings LON-01, LON-02, LON-03, LON-04 and LON-05 all received on 23rd March 2009.

C 3. The external finishes of the extension must match those of the existing building in all respects. N 1. There must be NO discharge of surface water (directly or indirectly) from this proposed development to any foul drainage system(s) so as to comply with the requirements of the Department of Transport Drainage Division and the Sewerage Act 1999.

It should be noted that it is an offence under Manx legislation to permit the discharge of pollution or harmful matter to any public sewers or watercourses. Appropriate measures must be taken by the developer/occupier of the premises to ensure compliance with the legislation.

I confirm that this decision accords with Government Circular No 31/07 (Delegation of Functions to Senior Planning Officer)

Decision Made : Permitted
Date :
Signed :
Senior Planning Officer

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*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/62570-lonan-highlands-pinfold-hill-alteration-extension/documents/1372815*