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The application site comprises the curtilage of a detached dwelling that is located on Pinfold Hill in Lonan.
The proposed development comprises the erection of a two storey extension to provide holiday accommodation and a water wheel within the application site.
The application site has been the subject of one previous planning application that is considered specifically material to the assessment of this current planning application:
Planning application 07/01484/B sought approval for the demolition of an outbuilding and the erection of a replacement building to provide tourist accommodation. This previous planning application was approved on the 28th November 2007. This planning approval has been implemented.
Planning application 07/01486/B sought approval for the demolition of outbuilding and erection of replacement building to provide tourist accommodation. This previous planning application was approved on the 29th November 2007.
Planning application 08/01958/B sought approval for the demolition of outbuilding and erection of replacement dwelling to provide tourist accommodation (comprising amendments to PA 07/01484/B). This previous planning application was approved on the 29th December 2008. This planning approval has been implemented.
Lonan Parish Commissioners recommend that the planning application be refused. The grounds for their objection can be summarised as concern that the proposal represents over-development of the application site. It is their opinion that vehicular visibility from the application site is sub-standard and therefore dangerous. They are concerned
that the proposal removes an area previously identified as a turning area within previous planning applications and will result in additional traffic movements that cannot safely be sustained within the site. In respect of the proposal water wheel they acknowledge that is primarily the responsibility of the Department but state that they would resist any development that could lead to blockage and flooding.
The Department of Transport Highways Division do not oppose the planning application. The Department of Transport Drainage Division do not oppose the planning application. The Department of Tourism and Leisure supports the proposed development.
In terms of land use designation the application site is located within a wider area of land that is designated as predominantly residential use under the Laxey and Lonan Area Plan Order 2005. The local plan contains one policy that is considered specifically material to the assessment of this current planning application. Policy L/RES/PR/1 states: "Residential development will generally only be approved within the study area in those areas designated as proposed and existing residential. In particular, in the case of Agneash no further dwellings will be approved although, as will be the case in areas zoned as residential, alterations and extensions to existing property may be accepted if such proposals are sympathetic to the character and appearance of both the building to be altered and the surrounding area in general."
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:
The planning application seeks approval for the erection of a two storey extension to provide holiday accommodation and the construction of a water wheel within the application site. The proposal was the subject of on-site preapplication discussion.
In respect of the proposed two storey extension the development of tourist accommodation within the application site generally accords with the land use designation under the Laxey and Lonan Area Plan Order 2005 and it can be seen that the principle of tourist accommodation has already been established through the approval of the three previous planning applications that are identified earlier in this report (07/01484/B, 07/01486/B \& 08/01958/B). As such, it is considered that the principle behind the two storey extension proposed by this current planning application is acceptable. As regards site specific impacts the three main issues to consider are i) impact on public amenity; ii) impact on private amenity; and iii) impact on highway safety.
In respect of i) the impact is considered to be suitably limited as the proposed extension is located behind existing development and would not be readily visible from within the surrounding area. Similarly, as regards ii) the impact is also considered to be suitably limited as the proposal does not overlook or overshadow any adjacent property. In terms of iii) Lonan Parish Commissioners are correct in highlighting that the area within which the two storey extension is proposed has been previously identified as a turning area. Although shown on drawings submitted with previous planning applications as a turning area this section of the application site has not been set out as such. This
in itself does not breach any of the previous planning approvals as no conditions were attached that specifically required this turning area to be set out. After giving this issue due consideration it is concluded that the potential increase in traffic movements arising from the proposed development combined with the existing level of potential traffic movements within the application site could result in difficulties in traffic movements and manoeuvring within the application site. However, the applicant has submitted a detailed response to the submitted objections that includes photographic and video evidence to demonstrate that the application site has sufficient space without the aforementioned turning area to handle parking and manoeuvring for the existing and proposed development. On that basis it is concluded that the impact on highway safety arising from the proposal is acceptable.
In terms of the proposed water wheel it is stated within the planning application that this will be connected to the provision of hydro-electric power. In terms of planning this element of the development proposed by the planning application is considered to be relatively modest and unobjectionable.
In conclusion, the impact of the proposed development is considered to be acceptable and it is recommended that the planning application be approved.
It is considered that the following parties that made representations to the planning application meet the criteria of Government Circular 1/06 and should be afforded interested party status:
Lonan Parish Commissioners; The Department of Transport Highways Division; The Department of Transport Drainage Division; and The Department of Tourism and Leisure.
Recommendation
Recommended Decision: Permitted Date of Recommendation: 12.08.2009 Conditions and Notes for Approval / Reasons and Notes for Refusal
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
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 the site location plan and drawing no.s AT995.1 and AT995.2 date stamped the 22nd May 2009.
C 3. The accommodation created by this approval shall (only) be used as holiday accommodation for individual lets not exceeding four weeks in duration. For the avoidance of doubt, no approval should hereby be conferred by this approval for the use of the new accommodation as a separate dwelling.
I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to it under the Town and Country (Development Procedure) 2005
Decision Made : __________________________ Committee Meeting Date : __________________________
Signed : __________________________
Presenting Officer
Further to the decision of the Committee an additional report/condition reason is required. Signing Officer to delete as appropriate
YES/NO
12 August 2009 09/00903/B Page 3 of 3
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