21 October 2020 · Delegated
Thie-Yn-Dreeym, Ballacollister Road, Laxey, Isle Of Man, IM4 7jt
Permission was granted for an extension to the road-facing elevation of Thie-Yn-Dreeym, a two-storey detached dwelling on Ballacollister Road, Laxey, where it meets Rencell Hill. During the application, amendments were made to the window arrangements: a window on the south-east elevation was changed from a single plane of glass to two separate panes, and a new window of approximately 1.1m by 1.5m was added to the lower ground floor on the north-west elevation. The officer assessed the proposal against its impact on the character and appearance of the property, the visual amenity of the area, and the effect on neighbouring residential amenity. The nearest neighbour, The Firs on Rencell Hill, is around 77 metres away and not visible from the site due to mature hedging and trees, which supported the conclusion that the proposal was acceptable.
The Department of Environment, Food and Agriculture approved the extension on 21 October 2020. The key planning considerations were the impact on the character and appearance of the property, the visual amenity of the area, and the effect on neighbouring residential amenity. The nearest neighbour is around 77 metres away and screened by mature hedging and trees, which supported a finding of limited harm. The formal decision record lists 1 condition.
Housing Policy 16
The proposal will have a limited visual or amenity impact and is therefore considered to comply with Housing Policy 16 of the Isle of Man Strategic Plan 2016.
Housing Policy 16: The extension of non -traditional dwellings or those of poor or inappropriate form will not generally be permitted where this would increase the impact of the building as viewed by the public. 8.13 Conversion of Buildings to Flats 8.13.1 There are in the Island, and particularly in Douglas, many substantial buildings which, because of their size or form, are no longer suitable for the originally intended use as either single dwellings or holiday accommodation, but which are still structur ally sound. The Department has for many years encouraged the conversion of such buildings, where appropriate, into flats. 8.13.2 The size, layout, occupancy, etc., of flats are controlled by the Housing (Flats) Regulations 1982. However, all flats should also have a good external environment, characterised by - (a) a pleasant, clear outlook, particularly from the principal room(s) of the flat and (b) access to external space for the purpose of clothes-drying, refuse storage, car-parking, and general amenity. 8.13.3 Many buildings which are generally suitable for conversion into flats not only have very little space around them, but also have an annex or "outlet" at the rear. The Department may require the demolition, in total or in part, of such "outlets" even where the immediate use of the cleared space may not be possible, for example where more than one rear annex may be needed to be removed to gain access or highway work such as road widening may be required to make the cleared space useful. Such demolition will: (a) remove accommodation which has a poor environment and limited outlook; (b) permit the creation of parking space; and (c) assist in admitting light and air to the rear of the building proper. Where such demolition is not so required, the accommodation must generally be organised so that every flat has an outlook from the front of the building, and so that no flat is contained entirely within an "outlet". Exception may be made to this general approach where the environment at, and the outlook from, the rear are pleasant and open.
Policy L/OSNC/PR/1
The Onchan Local Plan 2000 has a policy which is relevant to this assessment, L/OSNC/PR/1 which states,"There will be a general presumption against development in areas designated as open space or open space for particular purposes.
General Policy 3
General Policy 3: Development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan with the exception of:
General Policy 3: Development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan with the exception of: (a) essential housing for agricultural workers who have to live close to their place of work; (Housing Policies 7, 8, 9 and 10); (b) conversion of redundant rural buildings which are of architectural, historic, or social value and interest; (Housing Policy 11); (c) previously developed land (1) which contains a significant amount of building; where the continued use is redundant; where redevelopment would reduce the impact of the current situation on the landscape or the wider environment; and where the development proposed would result in improvements to the landscape or wider environment; (d) the replacement of existing rural dwellings; (Housing Policies 12, 13 and 14); (e) location-dependent development in connection with the working of minerals or the provision of necessary services; (f) building and engineering operations which are essential for the conduct of agriculture or forestry; (g) development recognised to be of overriding national need in land use planning terms and for which there is no reasonable and acceptable alternative; and (h) buildings or works required for interpretation of the countryside, its wildlife or heritage. 6.4 Planning Agreements 6.4.1 Where development is acceptable and in accordance with the provisions of this Plan and the relevant Area Plan, but raises issues which cannot be addressed by the imposition of planning conditions, the Department will seek to conclude an Agreement with the developer under Section 13 of the 1999 Town and Country Planning Act.
Condition 1
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
