1 August 2019 · Delegated
22, Cooil Roi, Laxey, Isle Of Man, IM4 7nx
This application sought permission to remove four existing windows at the Cooil Roi Sheltered Housing Complex in Laxey and replace them with patio doors. The site sits within the Laxey and Lonan Conservation Area, which meant the alterations were assessed against their potential effect on the character and appearance of that designated area. The officer's report identified two main planning considerations: the impact of the proposed changes on the character of the Cooil Roi complex itself, and whether the alterations would preserve or enhance the conservation area. A site visit noted features such as benches and a front garden area with flowers and accessories outside the property. The application was permitted by the Head of Development Management under delegated authority on 1 August 2019, subject to one condition.
The application was permitted by the Head of Development Management under delegated authority, subject to one condition. The key planning questions were whether the replacement patio doors would affect the character of the Cooil Roi sheltered housing complex and whether the alterations would preserve or enhance the Laxey and Lonan Conservation Area.
Policy L/RES/PR/1 of the Laxey and Lonan Area Plan 2005
Residential development will generally only be approved within the study area in those areas designated as proposed and existing residential.
Policy L/CRB/PR/4 of the Laxey and Lonan Area Plan 2005
Where an area is designated as a Conservation Area, special attention must be paid during the consideration of all planning applications within the area, to the desirability of preserving or enhancing its character or appearance
General Policy 2 of the Isle of Man Strategic Plan 2016
the proposal is considered to comply with General Policy 2 of the Isle of Man Strategic Plan 2016
General Policy 2: 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. 6.3 Development outside of areas zoned for development
Environment Policy 35 of the Isle of Man Strategic Plan 2016
Within Conservation Areas, the department will permit only development which would preserve or enhance the character or appearance of the Area
Environment Policy 35: 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. 7.30 Development adjacent to Conservation Areas 7.30.1 It is often the case that important views into and out of a Conservation Area can contribute significantly to its character. It is necessary to assess the impact any development adjacent to conservation areas may have on such views.
Condition 1
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
