Officer Report

Application No.: 18/00392/B Applicant: Mr Richard Henthorn Proposal: Installation of roof and enclosure adjacent to garage Site Address: Old Ballachrink Farm Breeze Hill Laxey Isle of Man IM4 7DL Case Officer : Mr Chris Balmer Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 25.05.2018 _________________________________________________________________

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.

• C 2. The external structure/walls/fencing and the roof are all required to be painted/coloured a dark green colour prior to the occupation of the development and retained as such thereafter.

Reason: In the interests of the character and appearance of the site and surrounding area and the Conservation Area.

Plans/Drawings/Information:

This approval relates to the submitted documents and drawings reference numbers 18/2692/01, 02 and 03 all received on 12th April 2018. _______________________________________________________________ Interested Person Status – Additional Persons None _____________________________________________________________________________

Officer’s Report

1.0 THE SITE - 1.1 The site is the residential curtilage of an existing detached dwelling Old Ballachrink Farm which is located to the eastern side of Breeze Hill and north of the Laxey Holiday Chalets within Laxey Village. Within the large plot there is also a detached garage which is located to the south-eastern corner of the site. The rear of the site essential looks downwards at Laxey harbour/Village as the site is essentially on a hillside.

2.0 THE PROPOSAL - 2.1 The application seeks approval for installation of roof and enclosure adjacent (north of) to existing garage.

- 3.0 PLANNING STATUS AND POLICY

3.1 The site lies within an area designated on the Laxey and Lonan Local Plan as Predominantly Residential. The site also lies just within a Conservation Area (site is on boundary). - 3.2 As such, the proposal should be considered in respect of the following Strategic Plan policies and guidance: - 3.3 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:

• b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the space around them;
• c) does not affect adversely the character of the surrounding landscape or townscape;

• 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 adverse effect on road safety or traffic flows on the local highways;
• j) can be provided with all necessary services" and

3.4 Environment Policy 35 states "Within Conservation Areas, the Department will permit only development which would preserve or enhance the character of appearance of the area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development."

- 4.0 PLANNING HISTORY

4.1 There are a number of previous planning applications associated with this property; however, only the following are considered relevant in the determination of this application. - 4.2 Erection of a detached garage with store - 07/02179/B - APPROVED

- 5.0 REPRESENTATIONS

5.1 Department of Infrastructure Highway Services indicate there is no highway implication (17.05.2018). - 6.0 ASSESSMENT

6.1 The main issue to be considered in the assessment of this application is the impact of the proposed development upon the character and appearance of the Conservation Area.

6.2 The Planning Authority has a duty to determine whether such proposals are in keeping with not only the individual building, but the special character and quality of the area as a

• whole. With this in mind it is very relevant to consider Environment Policy 35 of the Isle of Man Strategic Plan (adopted 2016). This policy indicates that development within Conservation Areas will only be permitted if they would preserve or enhance the character or appearance of the Area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development.
• 6.3 The works are sited to the northern elevation of the existing garage. Accordingly, from main public views (Laxey Bridge area to Harbour side) the majority of the proposed building would be screened by the existing garage, given it has a lower roof pitch and finished in dark green.
• 6.4 Overall, it is considered the proposed works would preserve the character and appearance of the existing property and therefore also the Conservation Area and therefore the proposal would comply with Environment Policy 35 of the Isle of Man Strategic Plan.

- 7.0 CONCLUSION

7.1 The application is recommend for an approval. - 8.0 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: 30.05.2018 Determining officer

Signed : S CORLETT Sarah Corlett Senior Planning Officer

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