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1.1 The application site is the curtilage of Minorca Hill Chapel, Laxey which is a former Methodist Chapel which has been converted in to a dwelling. The former chapel is an attractive property and has retained many traditional features. The site is situated to the eastern side of the highway. The site slopes downwards towards the south.
2.1 The application seeks approval for the erection of an external stained timber staircase on the south east elevation and the installation of three roof lights in the south west roof slope.
3.1 The following previous planning applications are considered to be specifically material in the assessment of the current application:
PA 93/01570/B Internal alterations and provision of new window - approved
PA 02/01886/B Installation of replacement hardwood windows, installation of French doors and creation of new window to east elevation - approved
PA 07/01229/B External alterations to dwelling - approved
4.1 The application site is within an area zoned as "Predominantly Residential" identified on The Laxey and Lonan Area Plan Order 2005. Given the nature of the application it is appropriate to consider General Policy 2 of the Isle of Man Strategic Plan (20th June 2007).
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.
5.1 Laxey Commissioners recommend approval.
6.1 The application seeks approval for the erection of an external timber stained staircase and the installation of three roof lights. The main issues to consider in the assessment of the application are the impacts upon the character and appearance of the property and the impact upon the amenities of the neighbouring properties.
6.2 The proposed stained timber staircase would be to the rear of the building and would not be readily visible from the public thoroughfare. The proposed staircase would be finished in timber and would be fairly modest in terms of size. Whilst the staircase would be an escape it would be different in appearance from a typical metal fire escape which are not attractive and would not make a positive contribution to the character and appearance of the building.
6.3 Given that the staircase would be constructed of timber and would not be readily visible from the public thoroughfare it is considered that the proposal would be acceptable.
6.4 The proposed roof lights would be in the south west roof slope, roof lights can be installed under Permitted Development but can only be 1 square metre in size. The proposed roof lights would be slightly larger than 1sqm but they would have the central glazing bar typical of Conservation Style roof lights. The roof lights are considered to be acceptable.
6.5 The proposed works would not have an adverse impact upon the character and appearance of the property or the street scene in general and would not have an unacceptable impact upon the amenities of the neighbouring properties.
6.6 For the above reasons the application is considered to be acceptable and is recommended for approval.
7.1 The local authority, Laxey Commissioners are, by virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, paragraph 6 (4) (e), considered an "interested person" and as such should be afforded interested person status.
Recommended Decision: Permitted
Date of Recommendation: 18.06.2014
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
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
Drawing Numbers 13 994 0, 13 0994 1, 13 0994 2, 13 0994 3 and 13 0994 4 date stamped 12th May 2014.
I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control /Head of Development Management/ Senior Planning Officer.
Decision Made : Permitted Date : 20/6/14
Signed : _________________________ Chris Balmer
Senior Planning Officer Signed : _________________________ Michael Gallagher Director of Planning and Building Control
Signed : _________________________ Sarah Corlett
Senior Planning Officer Signed : _________________________ Jennifer Chance Head of Development Management
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