DEC Officer Report

PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No.: 21/01216/B Applicant: Ms Carolyn Hastings Proposal: Replacement of existing integral garage with 2 storey extension Site Address: Croit Kilvine Rencell Laxey Isle Of Man IM4 7BN Planning Officer: Mrs Vanessa Porter Photo Taken: 16.11.2021 Site Visit: 16.11.2021 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 22.12.2021 _________________________________________________________________

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 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.

This application has been recommended for approval for the following reason. The proposal complies with Environment Policy 35 and General Policy 2 of the Isle of Man Strategic Plan 2016.

Plans/Drawings/Information; This decision relates to the following plans and drawings, date stamped received on 8th December 2021: o Drawing No. 361.01 Rev A _______________________________________________________________

Interested Person Status

Additional Persons None _____________________________________________________________________________ Officer’s Report THE APPLICATION SITE

1.1 The application site is the residential curtilage of Croit Kilvine, Rencell, Laxey which is a traditional Manx cottage situated to the upper half of Upper Rencell Hill. Due to the topography

of the site, the property is only shown as one and a half storey from the main roadside and two storey from the North West elevation.

THE PROPOSAL

2.1 The current planning application seeks approval to erect a two storey side extension to the existing dwelling which will provide additional living space to the ground floor level with a bedroom and bathroom to the first floor level. The proposed two storey extension will follow the same roof line as the existing dwelling.

2.2 The proposed materials such as windows, doors and roofing will match the existing dwelling. - 2.3 At the time of writing this report there was not an adjacent application in for the proposed demolition works of the existing garage, which would be required due to the works proposed being within a Conservation Area.

PLANNING HISTORY

3.1 The previous application are not relevant in the assessment of this application. PLANNING POLICY - 4.1 The site lies within an area zoned as Predominantly Residential on the Area Plan for the East, Map 7 - Laxey. The property is situated within a Conservation Area but not a Flood Risk Zone.

4.2 In terms of the Isle of Man Strategic Plan 2016, paragraph 7.29.2 states in part, "Development proposals within Conservation Areas will be expected either to preserve or enhance their character and appearance." With that in mind the key policy for this application is Environment Policy 35 which states in full, "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." - 4.3 Also of relevance is General Policy 2 sets out general 'Development Control' considerations which are arguably relevant even where a proposal is not in accordance with the land-use designation including design (respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them), wider impact (the amenity of local residents or the character of the locality) and parking/access/highway safety in conjunction with Transport Policy 7 & Appendix 7. - 4.4 Section 18(4) of the Town and Country Planning Act (1999) states, "(4) Where any area is for the time being a conservation area, special attention shall be paid to the desirability of preserving or enhancing its character or appearance in the exercise, with respect to any buildings or other land in the area, of any powers under this Act". - 4.5 The Residential Design Guidance 2016 is also relevant in this application and provides guidance on residential extensions and neighbouring amenity.

REPRESENTATIONS

5.1 The following representations can be found in full online;

5.2 Highway Services have considered the proposal and state "Do not oppose." (08.11.21 & 14.12.21) - 5.3 Garff Commissioners have considered the proposal and state they have no objection. (23.11.21)

ASSESSMENT

6.1 The main issues to consider in the assessment of this planning application are:

• - character and appearance (EP35, GP2, b,c)
• - neighbouring amenity (GP2)
• - highway matters (GP2, h & I & TP7)
• - other matters (RDG, CP7, 11 & IP5)

- 6.2 CHARACTER AND APPEARANCE

• 6.2.1 The proposed two storey extension is proposed upon the side elevation directly next to the Upper Rencell Hill road and a public right of way, whilst this makes the proposed works within a very prominent location, the actual road will have minimal visitors due to its location within Laxey and the fact that the property is fourth from the end of Upper Rencell Hill.
• 6.2.2 The works themselves are proposed to fit seamlessly with the traditional dwelling by having matching materials and style and whilst the works are in a prominent vantage point, such works would not have an adverse impact on either the property or the Conservation Area as a whole.
• 6.3 NEIGHBOURING AMENITY

• 6.3.1 With regards to neighbouring amenity, the property is the last property to the North East of Upper Rencell Hill and the works proposed are situated to the North West, where there are no adjacent properties. The addition of additional windows to the North East elevation will not increase any possible overlooking towards "Park View" or "Glen View"

6.4 HIGHWAY MATTERS

• 6.4.1 With regards to highway issues, Transport Policy 7 in conjunction with Appendix 7 states that residential dwellings should have two parking spaces and the proposed two storey extension here will remove the only parking space within the curtilage of the dwelling.

• 6.4.2 On this front, it has been difficult to assess whether the proposed removal of the garage is acceptable or not. The property is within an area of Laxey which is a single track road and the most likely bus stop would be at least 250m away. Whilst this is the case it should be noted that there is parking of sorts available to the North West of the property which is informal parking for footpath users.
• 6.4.3 Taking on the fact that Highway Services have noted that this parking area satisfies their car parking arrangements, it is accepted that the loss of the parking within the site is acceptable.

6.5 OTHER MATTERS

• 6.5.1 The proposed works are an extension to an already existing dwelling, as such the proposal is not expected to create any changes or new issues in respect of criminal actively or spread of fire. The proposal whilst increasing the surface area of the dwelling is deemed that any water run-off will be dealt with as per the existing arrangement of the main dwelling. The proposed extension will not increase water usage of the dwelling and therefore there are no new issues in this respect.

CONCLUSION

7.1 The proposed extension is acceptable in terms of its form, mass and design by providing a suitable extension to an existing residential property whilst not impacting the Conservation Area, as such the proposal complies with Environment Policy 35 and General Policy 2 of the Isle of Man Strategic Plan 2016. INTERESTED PERSON STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons:

• (a) the applicant (including an agent acting on their behalf);
• (b) any Government Department that has made written representations that the Department considers material;
• (c) the Highways Division of the Department of Infrastructure;
• (d) Manx National Heritage where it has made written representations that the Department considers material;
• (e) Manx Utilities where it has made written representations that the Department considers material;
• (f) the local authority in whose district the land the subject of the application is situated; and
• (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material. 8.2 The decision maker must determine:

• o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and
• o whether there are other persons to those listed above who should be given Interested Person Status

I can confirm that this decision has been made by the Director of Planning and Building Control in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status.

Decision Made : Permitted Date : 23.12.2021 Determining officer Signed : J CHANCE Jennifer Chance Director of Planning and Building Control

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