Officer Planning Report Recommendation

Planning Report And Recommendations {{table:358378}} ### Considerations {{table:358376}} ### Written Representations ### Consultations {{table:358377}}

Officer's Report

THE APPLICATION SITE AND PROPOSED DEVELOPMENT The application site comprises the residential curtilage of a detached dwelling that is located on Ballaragh Road in Laxey. The proposed development comprises the alteration and extension of the dwelling.

Planning Policy

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. 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 states:

"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."

In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains one policy that is considered specifically material to the assessment of this current planning application:

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;
• (I) 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."

Planning History

The application site has been the subject of a number of previous planning applications, two of which are considered specifically material to the assessment of this current planning application:

Planning application 06/01251/A sought approval in principle for the residential development of the application site and adjoining land. This previous planning application was approved on the 12th September 2006.

Planning application 06/01754/REM sought approval of reserved matters for the erection of a dwelling on the application site. This previous planning application was approved on the 12th December 2006.

Representations

Laxey Village Commissioners have no objections to the planning application. The Department of Infrastructure Highways Division do not oppose the planning application. The Isle of Man Water and Sewerage Authority do not oppose the planning application.

Assessment

The planning application seeks planning approval for the alteration and extension of the dwelling. The proposal basically comprises of an extension onto the garage between the dwelling and the Ballaragh Road boundary. The proposed extension is set into the ground so as to continue the roof ridge of the garage.

The proposed alteration and extension is considered to be relatively modest in comparison to the overall dwelling contained within the application site. The proposal would be generally screened by the existing dwelling and nd'readily visible from the Ballaragh Road due to the higher road level. It is considered that the proposed development does not unduly affect public amenity, private amenity or highway safety. As such, the proposal is accords with General Policy 2 of the Isle of Man Strategic Plan 2007.

It is recommended that the planning application be approved.

Party Status

It is considered that the following parties that made representations to the planning application should be afforded interested party status:

Laxey Village Commissioners; and The Isle of Man Water and Sewerage Authority. It is considered that the following parties that made representations to the planning application should not be afforded interested party status:

The Department of Infrastructure Highways Division.

Recommendation

Recommended Decision: Permitted Date of Recommendation: 21.01.2011 Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal

• : Notes attached to refusals

C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.

C 2. This approval relates to drawing no.s HLK/10/0289/1, HLK/10/0289/2 and HLK/10/0289/3 date stamped the 17th December 2010.

I confirm that this decision accords with the appropriate Government Circular delegating functions to the Senior Planning Officer.

Decision Made : Permitted Date : 28. January 2011 Signed : 11/11/2011 Senior Planning Officer