**Document:** Officer Planning Report Recommendations **Application:** 06/01395/B — Alterations and renovations to existing upper floor for reoccupation as a dwelling and erection of a two storey extension to rear elevation **Decision:** Permitted **Decision Date:** 2006-10-09 **Parish:** Lonan **Document Type:** report / officer_report **Source:** https://planningportal.im/a/81376-lonan-26-new-extension-dwelling/documents/1477130 --- # Officer Planning Report Recommendations ## Planning Report And Recommendations [Table omitted in markdown export] [Table omitted in markdown export] [Table omitted in markdown export] ### Considerations ### Written Representations ### Consultations ### Officer's Report THE APPLICATION SITE AND PROPOSED DEVELOPMENT The application site comprises the curtilage of a detached building and adjoining land that is located on the New Road in Laxey. The proposed development comprises of alterations the existing building and the erection of a two storey extension to create a dwelling. PLANNING HISTORY There are no previous planning applications that are considered material to the assessment of this current planning application. The application site has been the subject of a number of previous planning applications. In particular the three following planning applications are considered to be potentially material to the assessment of this current planning application: Planning application 02/00365/B sought approval for the change of use of the former shop and flat to living accommodation, former Co-op, 26 New Road, Laxey. This previous planning application was initially considered and approved on the 18th July 2002, with the initial approval decision notice issued on the 31st July 2002. Planning application 03/00747/A sought approval in principle for the erection of a block of apartments with parking to replace former Co-op buildings, 26 New Road, Laxey. This previous planning application was initially considered and refused on the 15th August 2003, with the initial refusal decision notice issued on the 22nd August 2003. The Planning Committee confirmed the refusal at review on the 17th October 2003, with the review refusal decision notice issued on the 4th November 2003. Planning application 04/00317/A sought approval in principle for the conversion of the floors above existing shop to two residential units and the construction of three mews dwellings with associated parking on land to rear, former Co-op buildings, 26 New Road, Laxey. This previous planning application was initially considered and refused on the 1st April 2004, with the initial refusal decision notice issued on the 7th April 2004. The Planning Committee confirmed the refusal at review on the 28th May 2004, with the review refusal decision notice issued on the 4th June 2004. A subsequent appeal against the refusal was dismissed by the Minister, in agreement with the appointed Planning Inspector, with the refusal confirmed on the 2nd November 2004. ### Representations Laxey Village Commissioners have no objections to the planning application. The Department of Transport Drainage Division do not object to the planning application subject to condition. The Isle of Man Water Authority request that an informative note be attached to any approval decision notice. The Isle of Man Fire and Rescue Service request that an informative note be attached to any approval decision notice. The Society for the Preservation of the Manx Countryside and Environment support the proposed development. ### Planning Policy The application site is within an area designated as being within mixed use (residential/retail/office) under the Laxey and Lonan Area Plan Order 2005. Policy L/COMM/PR/1 states: "Within those areas in Laxey designated as mixed use, the following uses may be permitted where the department can be persuaded that such use will not be detrimental to adjacent land users and where such a use will not be detrimental to adjacent land users and where such a development may be satisfactorily serviced: - Retailing - Offices - Residential - Tourism - Doctor's/Dentist's/Health surgery" The application site is also within a Conservation Area. ### Assessment In terms of principle the proposed development is in general accordance with policy L/COMM/PR/1 of the Laxey and Lonan Area Plan Order 2005. To a certain extent the proposed development will aid the viability of and overall maintenance of the former Co-op building, which has been previously considered worthy of retention. Based on an examination of the previous planning applications it is apparent, in terms of the specific use and development, that the form of development proposed by this current planning application is more sympathetic and appropriate for the site. Previous applications have either sought to clear the site and redevelopment or have been classed as an over intensive use of the site. The scale and extent of the development proposed by this current planning application differs and is more appropriate. In terms of the specifics of the proposed development it is considered that the extent of the extension is appropriate to the site and that the provision of a single dwelling will bring a beneficial use to the upper floor of the existing building; the ground floor of the building will remain as a shop unit. The outlook from the overall dwelling extents across a number of different elevations and is considered to be acceptable. Similarly, level of light that would be enjoyed within the dwelling differ across the various different elevations and is considered acceptable. Appropriate levels of car parking are provided on site. The overall situation is similar to that of the existing adjacent dwelling. 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 meet the criteria of Government Circular 1/06 and should be afforded interested party status: - Laxey Village Commissioners; - The Department of Transport Drainage Division; - The Isle of Man Water Authority; and - The Isle of Man Fire and Rescue Service It is considered that the following parties that made representations to the planning application do not meet the criteria of Government Circular 1/06 and should not be afforded interested party status: The Society for the Preservation of the Manx Countryside and Environment. ### 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. This approval relates to drawing no.s 1223-01, 1223-02 and 1223-03 date stamped the 15th August 2006. C 3. There must be no discharge of surface water to the main foul sewer. N 1. The applicant/developer is recommended to contact the Isle of Man Fire and Rescue Service as the development may fall within the scope of the Fire Precautions (Flats) Regulations 1996. N 2. The applicant/developer is recommended to contact the Isle of Man Water Authority to discuss the provision or change of any water supply. [Table omitted in markdown export] I confirm that this decision accords with Government Circular Nos 44/05 (Delegation of Functions to Director of Planning and Building Control) and 47/05 (Delegation of Functions to Senior Planning Officer) Decision Made : Permitted Date: 5/10/01 Signed: [Handwritten signature] M. I. McCauley Director of Planning and Building 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/81376-lonan-26-new-extension-dwelling/documents/1477130*