**Document:** Officer Planning Report Recommendation **Application:** 08/01652/B — Erection of a replacement conservatory **Decision:** Permitted **Decision Date:** 2008-11-10 **Parish:** Lonan **Document Type:** report / officer_report **Source:** https://planningportal.im/a/86051-lonan-old-harbour-house-replacement-conservatory/documents/1529798 --- # 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] [Table omitted in markdown export] [Table omitted in markdown export] ### Officer's Report Site The site represents the curtilage of the Old Harbour House, Tent Road, Laxey, which is a two storey detached property, located on the northern side of Tent Road. Land Use Zoning The site has been zoned under the Laxey and Lonan Local Plan as being within an area of 'predominately residential use', the site is also within a Conservation Area. Planning History The following previous planning applications are considered relevant in the assessment and determination of this application:- Erection of conservatory to front elevation - 02/01771/B - APPROVED Erection of conservatory - 02/00984/B - REFUSED Installation of uPVC sliding sash windows to replace existing - 01/02046/B - APPROVED Erection of greenhouse - 00/00347/B - REFUSED Installation of replacement uPVC windows to front elevation - 99/01700/B - REFUSED ## Proposal The application seeks approval for the erection of a replacement conservatory. The proposal would have a side projection of 1.7 metres, a depth of 7.9 metres and a maximum roof height of 2.5 metres. ### Representations Laxey Village Commissioners:- No Objections Highway Division:- Do not oppose The Drainage Division 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 not received any privately written representations objecting to the application. ### Assessment / Recommendation The design of the conservatory would replace an existing conservatory of similar size and design. With regard to the proposed design, it is considered the proposal would be in keeping with the existing property, given the proportion, form and fenestration and therefore acceptable. Additionally, the proposal would be appropriate for the street scene and in a wider context the Conservation Area. ### Conservation Officer'S Supplementary Report: The application property Old Harbour House, Tent Road lies within the Laxey Conservation Area, so particular consideration has been given to POLICY CA/2 SPECIAL PLANNING CONSIDERATIONS as set out within Planning Policy Statement 1/01 and Planning Circular 1/98 - Alteration and Replacement of Windows, Category b) BUILDINGS IN A CONSERVATION AREA. The property is in the heart of the Conservation Area with the rear facing the Boat Park and the Laxey River, immediately adjacent to the Harbour. It is a two storey dwelling of vernacular origin, probably Victorian. There currently exists, a single storey, painted timber 'lean-to' conservatory to the rear which this application seeks to replace in PVC. There are some subtle differences between that proposed and existing. The existing timber conservatory is equally sub-divided into nine fixed bays which are in turn sub-divided into nine, vertically proportioned pains no doubt to emulate the sliding sash windows in the main property. The proposed is sub-divided into eight bays, four of which are now top hung casements. Whilst it is usually better to sub-divide in an odd number and the use of Georgian bars on the existing has the effect of unifying the conservatory with the remainder of the glazing on the rear of the house, the simple approach of the proposed is not considered detrimental to the Conservation Area. ## Recommendation Overall, it is considered the proposals would be acceptable for the reasons given previously within this report. Accordingly, the proposals would be appropriate in these locations and therefore the application is recommended for an approval ### Party Status It is considered that the following meet the criteria of Government Circular 1/06 and should be afforded interested party status: Highways Division Laxey Village Commissioners Drainage Division ### Recommendation Recommended Decision: Permitted Date of Recommendation: 06.11.2008 ### Conditions and Notes for Approval / Reasons and Notes for Refusal ### C : Conditions for approval
N : Notes attached to conditions
R : Reasons for refusal
0 : 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 erection of a replacement conservatory as proposed in the submitted documents and drawings REF 1 and REF 2 all received on 26th August 2008. ### N 1. There must be NO discharge of surface water (including that from roofs and paved areas) 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. The application states that the surface water from the proposed development is to be discharged to the 'existing drainage'. If this 'existing drainage' discharges (directly or indirectly) to the foul sewerage system then it should be noted that an alternative means of surface water disposal must be provided. ### N 2. There are no known existing surface water sewers within the area. The applicant is required to establish where the existing surface water from the property is disposed and discuss this matter with the Drainage Division prior to work commencing on site. I confirm that this decision accords with Government Circular No 32/07 (Delegation of Functions to Senior Planning Officer) and GC 33/07 for Advertisements. Decision Made : Permitted Date : 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/86051-lonan-old-harbour-house-replacement-conservatory/documents/1529798*