**Document:** Officer Planning Report Recommendation **Application:** 08/01691/B — Erection of front porch **Decision:** Permitted **Decision Date:** 2008-11-03 **Parish:** Lonan **Document Type:** report / officer_report **Source:** https://planningportal.im/a/86351-lonan-bwaane-formerly-hilly-dene-porch/documents/1532272 --- # Officer Planning Report Recommendation **Application No.:** 08/01691/B **Applicant:** Mrs Bell **Proposal:** Erection of front porch **Site Address:** Bwaane Formerly Hilly Dene Old Laxey Hill Laxey Isle Of Man IM4 7DA Considerations Case Officer: Mr Chris Balmer **Photo Taken:** 13/10/08 **Site Visit:** 13/10/08 **Expected Decision Level:** Delegation Written Representations Nyn Ayrn Old Laxey Hill Laxey Isle Of Man Objects to the proposal Out of character Consultations Consultee: Highways Division Notes: Do not oppose Consultee: Laxey Commissioners Notes: Recommends refusal, see below Consultee: Drainage Division Notes: No Objections, subject to conditions below ## Officer's Report Site The site represents the curtilage of Bwaane, Formerly Hilly Dene, Old Laxey Hill, Laxey, which is a single storey detached property, located on the eastern side of Old Laxey Hill. Land Use Zoning / Planning Policy 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. - Laxey and Lonan Area Plan - L/CP/PR/1 - The Isle of Man Strategic Plan (20th June 2007) - General Policy 2 14 October 2008 08/01691/B Page 1 of 4 ## Planning History The previous planning applications which are considered relevant in the assessment and determination of this application: - Erection of single storey conservatory to rear (part retrospective) - 05/00190/R - APPROVED - Retrospective application for the blocking up of front door - 04/02374/R - APPROVED - Erection of a conservatory on south west elevation - 04/01777/B - APPROVED ## Proposal The application seeks approval for the erection of front porch with a lean-to roof design. The proposed porch would have a rear projection of 1.2 metres, a width of 1.5 metres a ridge height of 3 metres. ## Representations - **Laxey Village Commissioners** have recommended a refusal on the following ground: - The Board found the plans deficient in detail to the extent that they were unable to make an informed decision about the proposals contained therein, and request submission of a more satisfactory plan. - **Highways 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 owner/occupier of Nyn Ayrn, Old Laxey Hill, Laxey, has objected to the application which can be summarised as: the existing conservatory is out of keeping, this application would only add to it; it would be out of keeping with the house and the Conservation Area. ## Assessment / Recommendation The proposed porch would be located to the rear elevation of the dwelling and therefore would not be seen from Old Laxey Hill, especially when viewing the property from the south or north. From the south, the existing conservatory would block the majority, if not all of the porch, whilst from the north, due to the significant level differences between the application site and the highway and because of the landscaping along the north boundary of the site (approx 2/3 metre high bushes) the porch would not be apparent. The proposed porch is considered to match the proportion and form of the existing property and therefore be in keeping with the existing property and that of the Conservation Area. With regard to the Commissioners concerns, it is considered that the drawings are adequate to make an assessment, as they are to scale and also indicate the relevant elevational and plan drawings. ## Recommendation It is considered the proposal would be acceptable for the reasons given previously within this report. Accordingly, the proposal would be appropriate in this location and therefore the application is recommended for an approval. ## Party Status 14 October 2008 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 The Drainage Division Nyn Ayrn, Old Laxey Hill, Laxey ## Recommendation Recommended Decision: Permitted Date of Recommendation: 14.10 .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 rear porch as proposed in the submitted documents which are datestamped 2nd September 2008. ### N 1. There must be No discharge of surface water (directly or indirectly) 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 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. The applicant is requested to supply the Division a copy of any Building Control Application in relation to the surface water discharge from this development. I confirm that this decision accords with Government Circular No 44/05 (Delegation of Functions to S. P. O. Director of Planning and Building Control) ## Decision Made : Permitted **Date :** ................................................................................................................................................................ **Signed :** ................................................................................................................................................................ **M. I. McCauley** Director of Planning and Building Control --- 14 October 2008 --- *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/86351-lonan-bwaane-formerly-hilly-dene-porch/documents/1532272*