**Document:** Officer Planning Report **Application:** 07/01059/B — Alterations, installation of replacement windows and doors to front elevation, erection of an attached single garage and first floor conservatory to rear elevation (Additions to approved PA 06/01395/B) **Decision:** Permitted **Decision Date:** 2007-08-06 **Parish:** Lonan **Document Type:** report / officer_report **Source:** https://planningportal.im/a/83439-lonan-26-new-replacement-garage/documents/1504268 --- # Officer Planning Report ## 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 an amendment to a previously approved development. The amendment consists of the installation of replacement windows/doors on the front elevation of the building, and the extension of the building to the rear to include an additional garage with conservatory and balcony area above. #### Planning History The application site has been the subject of a number of previous planning applications. In particular the four following planning applications, and specifically the most recent one, 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. Planning application 06/01395/B sought approval alterations to existing upper floor for reoccupation as a dwelling and erection of a two storey extension to rear elevation, 26 New Road, Laxey. This previous planning application was considered and approved on the 5th October 2006, with the approval decision notice issued on the 9th October 2006. ### Representations Laxey Village Commissioners have no objections to the planning application. The Department of Transport Highways Division do not oppose the planning application. The Department of Transport Drainage Division do not oppose the planning application subject to condition. The Isle of Man Fire and Rescue Service request that an informative note be attached to any approval decision notice. ### 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 The development proposed by the planning application can be classified in two elements: a) the replacement windows/doors in the front elevation; and b) the alteration and extension to the rear of the building. In terms of the first element, the replacement windows/doors are proposed to be hardwood to match the existing windows/doors. Given that the proposal is replacement on a matching existing basis and the windows/doors are hardwood it is concluded that this element of the planning application is acceptable. In terms of the second element, the proposed development represents an amendment of the development previously approved by 06/01395/B. The addition of an extra garage is considered to be unobjectionable. Similarly the impact of the additional balcony and conservatory is relatively limited given the relationship of the building to its surroundings. 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 Highways Division; The Department of Transport Drainage Division; and The Isle of Man Fire and Rescue Service. ### Recommendation Recommended Decision: Permitted Date of Recommendation: 01.08.2007 ### 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 rev. B, 1223-02 rev. D, 1223-03 rev. D and photograph date stamped the 1st June 2007. 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 to discuss the provision of appropriate fire precaution measures. 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: 3/8/07 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/83439-lonan-26-new-replacement-garage/documents/1504268*