**Document:** Officer Planning Report **Application:** 09/01272/B — Erection of a conservatory **Decision:** Permitted **Decision Date:** 2009-09-29 **Parish:** Lezayre **Document Type:** report / officer_report **Source:** https://planningportal.im/a/63493-lezayre-laurel-mount-house-glen-duff-conservatory/documents/1382454 --- # Officer Planning Report **Application No.:** 09/01272/B **Applicant:** Mr Norman Cunningham **Proposal:** Erection of a conservatory **Site Address:** Laurel Mount House Glen Duff Ramsey Isle Of Man IM7 2AT ### Considerations Case Officer: Ms Henrietta Hopkins **Photo Taken:** 23.09.2009 **Site Visit:** 23.09.2009 **Expected Decision Level:** Senior Planning Officer ### Written Representations ### Consultations Consulttee: Highways Division Notes: Consulttee: Lezayre Parish Commissioners Notes: Approve ### Officer's Report #### The Site The application site represents the curtilage of Laurel Mount House, Glen Duff. This property is a two storey detached dwelling. #### The Proposal This application seeks approval for a conservatory to the gable (west elevation) of the property. The conservatory would measure 4.1m x 5.2m with a height of 4.5m. #### Planning Status The application site is located within an area identified as 'Private Woodland or Parkland' and 'Areas of High Landscape or Coastal Value and Scenic Significance' in the Isle of Man Development Plan 1982. The Isle of Man Strategic Plan 2007 contains policies which are considered specifically material to the assessment of this current planning application - General Policy 2, Environment Policy 1, Environment Policy 2 and Environment Policy 3. General Policy 2 states the following: "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." Paragraph 8.12 .1 is also considered relevant: "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". Environment Policy 1 states the following: "The countryside and its ecology shall be protected for its own sake. For the purposes of this policy, the countryside comprises all land which is outside the settlements defined in Appendix 3 at A.3.6 or which is not designated for future development in the Area Plan. Development which would adversely affect the countryside will not be permitted unless there is an over-riding national need in land use planning terms which outweighs the requirement to protect these areas and for which there is no reasonable or acceptable alternative." Environment Policy 2 states the following: "The present system of landscape classification of Areas of High Landscape or Coastal Value and Scenic Significance (AHLV's) as shown on the 1982 Development Plan subsequently Local and Area Plans will be used as a basis for development control until such time as it is superseded by a landscape classification which will introduce different categories of landscape and policies and guidance for control therein. Within these areas the protection of the character of the landscape will be the most important consideration unless it can be shown that: - (a) the development would not harm the character and quality of the landscape; or - (b) the location for the development is essential." Environment Policy 3 states the following: "Development will not be permitted where it would result in the unacceptable loss of or damage to woodland areas, especially ancient, natural and semi-natural woodlands, which have public amenity or conservation value." PLANNING HISTORY The property has had no previous planning applications submitted which are considered to be relevant to this proposal. ## Assessment The application site is located within an area of 'Private Woodland and Parkland' and 'Area of High Landscape or Coastal Value and Scenic Significance' under the Isle of Man Local Plan 1988. Given the nature of the proposed development it is therefore appropriate to assess the proposal against the policy identified earlier within the report (i.e. General Policy 2, Environment Policy 2 and Environment Policy 3). Having assessed the proposed development against the above it is concluded that the proposal is acceptable by reason of its siting, scale, form and design. The proposal would be a modest addition and considered to fit comfortably within the gable elevation. A condition shall be attached for external finishes to match those of the existing building in all respects. This is a necessary condition to protect the character of the area; especially as the extension will be located to the gable elevation of the property. It is considered that the proposed conservatory will not have a detrimental impact on neighbouring properties, with the nearest property being located some 20 metres away. Mature and semi-mature trees surround the property. There are no trees located where the proposed conservatory will be built. The proposed development would not have an impact on the existing access and parking arrangements within the curtilage of the property. ### Representations Lezayre Parish Commissioners have raised no objections to the proposal ### Recommendation For these reasons the proposal is considered acceptable and it is recommended that the planning application be permitted. ### Party Status It is considered that the following parties, who submitted comments, accord with the requirements of Planning Circular 1/06 and are therefore, afforded Interested Party Status: Lezayre Parish Commissioners ### Recommendation Recommended Decision: Permitted Date of Recommendation: 24.09.2009 ### Conditions and Notes for Approval / Reasons and Notes for Refusal C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal - : 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. The external finishes of the extension must match those of the existing building in all respects. C 3. This approval relates to the submitted Drawing Nos. WB1739AN 1, 2, 3, 4, 5, 6, 7, and 8 received on 30th July, 2009. I confirm that this decision accords with Government Circular No 09/09 Delegation of functions, 10/09 Delegation of Functions (Development Procedure), GC No 11/09 (Advertisements) and GC No 12/09 (Registered Buildings) all to the Senior Planning Officer Decision Made : Permitted Date : 28/9/9 Signed : ______________________ Senior Planning Officer --- *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/63493-lezayre-laurel-mount-house-glen-duff-conservatory/documents/1382454*