Officer Report

Application No.: 18/00553/B Applicant: Mr Dennis Kneale Proposal: Alterations and additions to dwelling substantially completed (dwelling approved under 15/00878/B) Site Address: Ballashalom Glen Road Laxey Isle Of Man IM4 4AP Senior Planning Officer: Mr Jason Singleton Photo Taken: 02.07.2018 Site Visit: 02.07.2018 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 29.08.2018 _________________________________________________________________

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.

N 1. The applicant is advised to liaise with the MUA (drainage) regarding foul and surface water connections.

Plans/Drawings/Information; This approval relates to drawings referenced 2B, 3, 4, 5 date stamped 23rd May 2018. _______________________________________________________________

Interested Person Status

Additional Persons

It is recommended that the owners/occupiers of the following properties should be given Interested Person Status as they are considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings and are not mentioned in Article 6(4):

Glen Royal, Glen Road, Laxey. As they adjoin the site via a mutual boundary. _____________________________________________________________________________

Officer’s Report THE APPLICATION SITE

1.1 The application site is the residential curtilage of Ballashalom, Glen Road Laxey. A detached dwelling house that is located to the rear of Ballashalom. PROPOSAL - 2.1 Proposed are alterations and additions to the dwellinghouse as formerly approved under 15/00878.

2.2 The scope of works would include, the erection of a new porch to the side of the dwellinghouse; thermal panel to the side elevation; internal alterations; lounge external door and window alterations, relocated flue to a wood burner and new garden sheds to the rear of the dwellinghouse. PLANNING HISTORY - 3.1 15/00878/B - Extension to and conversion of detached garage into a dwelling and improvement to vehicular access onto highway. Approved at Appeal. PLANNING POLICY - 4.1 In terms of local plan policy, the site lies within an area zoned as Residential within the Laxey and Lonan Local Plan; there are no policies within the Local Plan considered to be directly related to the proposal.

4.2 The Isle of Man Strategic Plan 2016 contains the following policies that are considered specifically material to the assessment of this application; - 4.3 General Policy 2 (GP2) (in part) 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;

• (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;

4.4 Environment Policy 35 states: "Within Conservation Areas, the Department will permit only development which 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." There is no Character Appraisal accompanying the Laxey Conservation Area.

REPRESENTATIONS

5.1 Garff Commissioners has no objection (received on 19/06/18)

5.2 Highways Services have commented and confirm they do not object (received on 26/056/18) - 5.3 Manx Utilities Authority (Electric) has commented (25/07/18) with no objection subject to conditions that;

• o Surface water is to be via soak ways only and must not connect into the foul sewer.
• o No discharge of any surface water directly or indirectly into the foul sewer
• o The foul sewer connections must be to the MUA's standards
• o A connection fee must be paid

• o The property is within a flood risk zone and precautionary measures are required.

5.4 A resident from Glen Road, Laxey has commented (29/06/18) to request interested party status; feels the application is limited in its information; the application should be retrospective as the sheds are already in place; site is within a conservations area; objects to the density of the plot and the additional building resulting in over development and alludes "tacit planning support is in place" on the back of visiting the pre-planning build.

ASSESMENT

6.1 The fundamental issues to consider in the assessment of this planning application are;

• (i) visual impact of the proposed development; (GP2(b) & (c)) (ii) the impact upon the amenities (overlooking, loss of light; over bearing impact, privacy and visual amenity) of the neighbouring properties. (GP2(g))

6.2 (i) Visual Impact The installation of a porch to the side extension is not a new addition, the previous

proposal allowed for a covered area by extending the eaves of the roof pitch to forma a canopy over a small section adjacent to the front door. This proposal seeks to infill between the supporting structure to enclose this area to form an entrance porch. These works would remain proportionate to the side elevation and designed to serve that specific purpose in terms of size, height and appearance.

6.3 The alterations to the dwellinghouse above the former approval are considered to be minor alterations and not judged to cause any harm to the dwellinghouse or the surrounding streetscene. There are limited public views of the property from the Highway which are glimpsing views at best when passing of the front elevation.

6.3 The principle of erecting the sheds and summerhouse at the rear most aspect of the curtilage is acceptable and will be achieved without compromising any of the rear amenity space/ garden. The size, position and scale of the proposed sheds would be considered complimentary to the property whilst remaining subservient and finished to complement the dwelling house. - 6.4 These aspects of development, as above, are deemed to be an acceptable form of

development that is proportionate to the dwellinghouse and complies with those sections of General Policy 2(b) & (c) and Environmental Policy 35.

6.5 (ii) Neighbouring amenities The proposed alterations to the dwellinghouse would not be considered to have any

greater impact than the existing built form as previously approved in terms of loss of light or overshadowing and would not result in any loss of privacy to the neighbouring dwellings on either side.

6.6 The neighbouring property owner of Glen Royal has commented as per paragraph 5.4, and as part of this assessment the points have been taken into consideration. I consider given the orientation of the two properties and the intervening distances, neither the sheds nor alterations to he dwellinghouse would not have an overbearing effect or lead to a loss of natural daylight as the sun moves from east to west. I further consider the level and scale of the proposals would not causes of any overlooking or inter visibility between the two properties that would lead to a loss of privacy to the dwellinghouse or their private amenity space. In this instance, the proposal would be in accordance with General Policy 2(g) as it would not be considered to have any detrimental impact upon the neighbouring (Glen Royal) amenities. - 6.7 The comments received from the MUA (drainage) are noted, however whilst they have no objection to the proposal, the conditions they seek are already addressed through building

• regulations for the cross contamination of surface and foul water. The issues of being in a flood risk zone, is an explanitory note for the applicants to ensurethey area aware tehy are in a flood risk zone. As opposed to a condition, a note can be attached to any approval seeking they contact the MUA regarding, drainage connections, fees and floodrisk mitigation measurers.
• 6.8 With regard to the above, the level and scale of development proposed are considered to be relatively modest and not judged to cause harm to the enjoyment of the main dwellinghouse or considered to harm the neighbouring amenity. In this case the rear extension would be considered compliant with those sections of General Policy 2(g).

CONCLUSION

7.1 For the above reasons, it is concluded that the planning application would not harm the use and enjoyment of neighbouring properties or the highway network and would comply with aforementioned planning policies of the Isle of Man Strategic Plan 2016 and is recommended for approval. 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 the Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted Date : 30.08.2018 Determining officer

Signed : S BUTLER Stephen Butler Head of Development Management

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