**Document:** Officer Planning Report Recommendation **Application:** 09/01520/B — Demolition of existing lean to porch, creation of off street parking space, erection of boundary walls, fencing and decking over yard area **Decision:** Permitted **Decision Date:** 2010-02-04 **Parish:** Lonan **Document Type:** report / officer_report **Source:** https://planningportal.im/a/64307-lonan-brookside-glen-road-demolition-porch/documents/1393992 --- # Officer Planning Report Recommendation ## Planning Report And Recommendations [Table omitted in markdown export] ### Considerations [Table omitted in markdown export] ### Written Representations ### Consultations [Table omitted in markdown export] ### Officer's Report #### The Application Site And Proposed Development The application site comprises the curtilage of a semi-detached dwelling that is located on Glen Road in Laxey. The proposed development comprises the demolition of existing lean to porch, creation of off street parking space, erection of boundary walls, fencing and decking over yard area. #### Planning History Whilst the application site has been the subject of a number of previous planning applications it is considered that none of these are specifically material to the assessment of this current planning application. #### Representations Laxey Village Commissioners recommend that the planning application be approved. The Department of Transport Highways Division do not oppose the planning application. The Department of Transport Drainage Division do not oppose the planning application. #### Planning Policy 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." The application site is also within a Conservation Area. Policy L/CRB/PR/4 of the Laxey and Lonan Area Plan Order 2005 states: "Where an area is designated as a Conservation Area, special attention must be paid during the consideration of all planning applications within the area, to the desirability of preserving or enhancing its character or appearance in accordance with the Town and Country Planning Act 1991 (12.(4)." In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains two policies that are considered specifically material to the assessment of this current planning application. **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; - (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." **Environment Policy 35 states:** "Within Conservation Areas, the Department will permit only development which would preserve or enhance the character or appearance of the Area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development." **ASSESSMENT** The planning application seeks approval for the demolition of existing lean to porch, creation of off street parking space, erection of boundary walls, fencing and decking over yard area. In terms of assessment the main considerations are the impact of the proposal on public amenity, the impact on private amenity, the impact on the character and appearance of the Conservation Area, and the impact on highway safety. Due to the nature of the proposed development its effect on the overall street scene is relatively modest and the impact on public amenity is acceptable. Indeed, it could possibly be argued that the proposal represents a visual improvement of the existing situation. The impact on private amenity is also limited by virtue of the form of the proposed development and its relationship to surrounding properties. As regards the impact on the character and appearance of the Conservation Area it is considered that the relatively modest nature of the proposed development has limited effect on such character and appearance. Following discussion and the submission of amended drawings the car parking area proposed by the planning application is appropriate and 29 January 2010 09/01520/B should not harm highway safety. This is reflected by the Department of Transport Highways Division removing their objection to the original drawings. It is recommended that the planning application be approved. ## **PARTY STATUS** It is considered that the following parties that made representations to the planning application should be afforded interested party status: - Laxey Village Commissioners; - The Department of Transport Highways Division; and - The Department of Transport Drainage Division. **Recommendation** **Recommended Decision:** Permitted **Date of Recommendation:** 29.01.2010 **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 drawing no. SM09/207/1/A date stamped the 31st December 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:** 2 February 2010 **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/64307-lonan-brookside-glen-road-demolition-porch/documents/1393992*