Officer Report

Application No.: 16/00658/B Applicant: Mr Peter & Mrs Julie Lowe Proposal: Alterations and erection of extension to dwelling Site Address: Hazlewood House Ballaragh Road Laxey Isle of Man IM4 7PH Case Officer : Mr Chris Balmer Photo Taken: 06.07.2016 Site Visit: 06.07.2016 Expected Decision Level: Officer Delegation

Officer’s Report

1.0 THE APPLICATION SITE - 1.1 The application site is the residential curtilage of Hazelwood House, which is a two storey detached property sited to the south off Ballaragh Road in Laxey. Hazelwood House is a large, Lshaped dwelling, finished in a painted render with grey slate roof tiles and amber ridge tiles. The dwelling has several flues. It is separated from the highway by a Manx wall and private gates, with the dwelling set back about 12 metres from the highway. - 1.2 The immediate area is characterised by similarly grand dwellings to the west, south and east, while to the north the land is open. Ballaragh Road runs in an east/west direction, with the land rising quite steeply to the north and falling quite steeply to the south, but interrupted by residential dwellings. Owing to this topography, and also the Manx walls and private access gates, views into the application site from the Ballaragh Road are limited, however views are obtained from the Ramsey Coast Road to the south of the site.

2.0 THE PROPOSAL - 2.1 The planning application seeks approval for the alterations and erection of extension to dwelling. The proposal includes a two storey extension to the side elevation (west) which also projects forward of the front elevation of the main dwelling house. - 2.2 The extension would have a length of 9.1 metres and maximum width of 4.5 metres and maximum height of 7.4 metres. The extension would be set forward of the front elevation by 8.2 metres. - 2.3 The extension would be finished in materials to match the main dwelling.

3.0 PLANNING HISTORY - 3.1 The application site has been the subject of the following previous planning applications:

3.1 Construction of Hazelwood House was granted planning approval under PA 09/02078/B. - 3.2 The installation of a flue was granted planning approval under PA 12/00259/B and 13/91054/B.

4.0 PLANNING POLICY - 4.1 The application site is zoned for proposed predominantly residential use under the Laxey and Lonan Area Plan Order 2005 and is specifically designated as Area 7.

4.2 Paragraph 4.38 of the plan relates to the development of Area 7, with policy L/RES/PR/6 setting out the Local Plan policy for the area. Specifically, Policy L/RES/PR/6 reads in full: "This land will be considered suitable for the development of a maximum of three new dwellings. Access and drainage arrangements must be made in accordance with the requirements of the Department of Transport. Prospective developers are advised to consult the Isle of Man Water Authority to ensure that an adequate supply of water may be provided to the development". - 4.3 The application site is the middle of the three plots, all of which have full planning approval; Plot 3 was under construction at the time of the site visit. - 4.4 In terms of strategic plan policy, the Isle of Man Strategic Plan 2016 contains one policy that is considered specifically relevant to the assessment of this current planning application:

4.4 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."

- 5.0 REPRESENTATIONS

5.1 Garff Parish District recommends the application be approved (received on 12.07.2016). - 5.2 Highway Services have no objection (received on 22.06.2016).

- 6.0 ASSESSMENT

6.1 The key issues to considerer in the assessment of this planning application are firstly the potential impacts upon the visual amenities of the street scene and secondly the potential impact upon neighbouring residents. POTENTIAL IMPACTS UPON THE VISUAL AMENITIES OF THE STREET SCENE

6.1 The proposed extension in terms of its proportion, form, scale and design are in keeping with the property. Whilst the extension projects 8.2 metres forward of the front elevation of the main dwelling, it is noted the existing garage black and games room projects 20 metres forward. Therefore, this point is not considered to be a reason to warrant a refusal in this case. Accordingly it is considered to be an acceptable form of development in this respect.

• POTENTIAL IMPACT UPON NEIGHBOURING RESIDENTS
• 6.2 The proposal could have some impact upon the outlook of the neighbouring property Melville House (west of site), as the proposal would increase built development along the boundary shared by both properties. However, given its scale, siting, distance away from the neighbouring dwelling and given the existing boundary treatment (timber fence with landscaping above - approx 2/3 metres in height) the impact would not be so significant to warrant a refusal.

- 7.0 RECOMMENDATION

7.1 Overall it is concluded that the planning application accords with the provisions set out in General Policy 2 of the Isle of Man Strategic Plan 2007 and as such the planning application is recommended for approval. - 8.0 PARTY STATUS

8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 as modified by the Transfer of Planning and Building Control Functions Order 2015, 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) The Highways Division of the Department of Infrastructure; and
• (e) The local authority in whose district the land the subject of the application is situated.

With effect from 1 June 2015, the Transfer of Planning & Building Control Functions Order 2015 amends the Town and Country Planning Act 1999 to give effect to the meaning of the word 'Department' to be the Department of Environment, Food and Agriculture unless otherwise directed by that Order.

Recommendation Recommended Decision: Permitted Date of Recommendation: 18.07.2016 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.

This approval relates to drawings reference numbers 1, 2, 3 and 4 all received on 6th June 2016.

I can confirm that this decision has been made by the Interim Director of Planning and Building Control in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted Date : 19.07.2016 Determining officer

Signed : J CHANCE Jennifer Chance Interim Director of Planning and Building Control

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