Officer Report

Application No.: 17/01291/B Applicant: Jon And Louise Millar Proposal: Conversion of existing outbuilding in to home office including raising of existing roof, erection of link extension to main house and installation of rooflight Site Address: The Cliffs Fairy Cottage Laxey Isle Of Man IM4 7BR Case Officer : Mr Owen Gore Photo Taken: 31.01.2018 Site Visit: 31.01.2018 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 27.02.2018 _________________________________________________________________

Conditions and Notes for Approval

C : Conditions for approval N : Notes attached to conditions C 1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.

Reason: To comply with article 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.

Plans/Drawings/Information; This Planning permission relates to the following plans and documents: Location Plan Site Plan

• Drawing 1767-02 - Existing
• Drawing 1767-03 - Proposed Option 1 Date stamped as having been received 15 December 2017 _______________________________________________________________

Interested Person Status – Additional Persons

None _____________________________________________________________________________

Officer’s Report

THE SITE

1.1 The application site is a dwelling on Fairy Cottage, a narrow highway which leads to a dozen properties that sit on the hillside above the coast. To the rear (north west) of the site is the Manx Electric Railway. THE PROPOSAL - 2.1 The proposal is to convert the existing outbuilding at the rear of the site in to home office; the physical works include raising the existing roof, erection of link extension to main house and installation of rooflight. PLANNING POLICY - 3.1 The application site is designated as "Predominantly Residential" under the Laxey and Lonan Area Plan Order Map No. 1. The application site is not within the Laxey Conservation Area.

3.2 General Policy 2 is considered to be specifically material to the assessment of this current planning application. The relevant extracts state: '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:

• (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 affect adversely public views of the sea;
• (e) does not affect adversely the amenity of local residents or the character of the locality'.

PLANNING HISTORY

4.1 Previous planning permissions have been granted on this site including 05/00595/B and the follow up amendment 06/00309/B for the conversion of the existing detached garage to a granny flat with a conservatory extension on front elevation. The previous planning applications are not considered to be specifically material in the assessment of the current application. REPRESENTATIONS - 5.1 Representation from the Department of Infrastructure (DOI) Highways Division confirms that there is no highways interest, in the letter dated 12 January 2018.

5.2 Garff Commissioners have commented on this application and stated that they do not object, in the letter dated 21 December 2017. ASSESSMENT - 6.1 The proposal is a conversion of an existing outbuilding with minor additions. Due to the layout of the site, backing onto the railway lines and the locations of the neighbours, the increase in height will not impact anyone outside of the site.

6.2 The increase will only partially be visible from the highway in front of the property and will not increase the ridge height above the level of the railway lines; therefore it will not have a significant impact of the appearance of the surrounding area or impact any public views of the sea. CONCLUSION - 7.1 The proposal would not unacceptably harm the characteristics of the existing building or the character of its surroundings. The proposed development would not result in a significant adverse impact upon the living conditions of neighbouring residents. The proposal therefore complies with General Policy 2.

• INTERESTED PERSON STATUS
• 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 Article 6(4), the following persons are automatically interested persons:

• (a) The applicant, or if there is one, the applicant's agent;
• (b) The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested;
• (c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material
• (d) Highway Services Division of Department of Infrastructure and
• (e) The local authority in whose district the land the subject of the application is situated. 8.2 The decision maker must determine:

• o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and
• o whether there are other persons to those listed in Article 6(4) who should be given Interested Person Status.

I can confirm that this decision has been made by a Senior Planning Officer in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted Date: 01.03.2018 Determining officer

Signed : S CORLETT Sarah Corlett Senior Planning Officer

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