**Document:** Officer Planning Report **Application:** 08/01958/B — Demolition of outbuilding and erection of replacement dwelling to provide tourist accommodation (comprising amendments to PA 07/01484/B) **Decision:** Permitted **Decision Date:** 2008-12-29 **Parish:** Lonan **Document Type:** report / officer_report **Source:** https://planningportal.im/a/86430-lonan-pinfold-cottage-replacement-demolition/documents/1533136 --- # Officer Planning Report ## 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 detached dwelling that is located on Pinfold Hill in Lonan. The proposed development comprises of the erection of a building, replacing an existing outbuilding, to provide tourist accommodation within the application site. The planning application is submitted as an amendment to the development permitted under previous planning application 07/01484/B. #### Planning History The application site has been the subject of one previous planning application that is considered specifically material to the assessment of this current planning application: Planning application 07/01484/B sought approval for the demolition of an outbuilding and the erection of a replacement building to provide tourist accommodation. This previous planning application was considered and approved on the 23rd November 2007, with the approval decision notice issued on the 28th November 2007. #### Representations 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 land use designation the application site is located within a wider area of land that is designated as predominantly residential use under the Laxey and Lonan Area Plan Order 2005. The local plan contains one policy that is considered specifically material to the assessment of this current planning application. 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." In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains one policy that is 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." Paragraph 8.12.1 of the Isle of Man Strategic Plan 2007 states "As a general policy, in built up areas not controlled by Conservation Area or Registered Building policies, there will be a general presumption in favour of extensions to existing property where such extensions would not have an adverse impact on either adjacent property or the surrounding area in general." ### Assessment The planning application proposes the erection of a building, replacing an existing outbuilding, to provide tourist accommodation. The planning application is submitted as an amendment to the development permitted under previous planning application 07/01484/B and basically makes alterations to the approved development to allow for a new storm water culvert. The proposed building is slightly shorter and taller than the approved building, with revisions to the positioning of an external door. The approval of the previous planning application established the acceptance of the principle of development. As there has been no change in material planning circumstance since that approval there is no reason to re-visit this issue. The building proposed by the current planning application is essentially that same as that approved under the previous planning application. The changes are all relatively minor and do not harm public or private amenity within the surrounding area. 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: The Department of Transport Highways Division; and The Department of Transport Drainage Division. ### Recommendation **Recommended Decision:** Permitted **Date of Recommendation:** 16.12.2008 ### 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 the location plan and drawing no. AT900.2 rev. 2 date stamped the 16th October 2008. C 3. The accommodation created by this approval must only be used as either a) holiday accommodation for individual lets not exceeding four weeks in duration; or b) accommodation ancillary to that of the existing dwelling. For the avoidance of doubt, no approval should hereby be conferred by this approval for the use of the new accommodation as a separate dwelling. C 4. Prior to the first habitable accommodation of the building hereby permitted by this approval the garden wall to the front of Pinfold Cottage must be rebuilt, and thereafter retained, at a height no greater than one metre. C 5. There must be no discharge of surface water to the main foul sewer. I confirm that this decision accords with Government Circular No 31/07 (Delegation of Functions to Senior Planning Officer) **Decision Made:** Permitted **Date:** 17/12/08 **Signed:** [Handwritten signature] 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/86430-lonan-pinfold-cottage-replacement-demolition/documents/1533136*