Loading document...
The application site comprises the curtilage of a detached dwelling that is located on Minorca Hill in Laxey. The building is a former chapel that has been converted into a dwelling.
The proposed development comprises of external alterations to the dwelling.
The application site has been the subject of a number of previous planning applications, three of which are considered material to the assessment of this current planning application.
Planning application 93/01570/B sought approval for internal alterations and provision of new window in the building. This previous planning application was approved on the 25th April 1994.
Planning application 00/02465/B sought approval for the installation of uPVC windows to replace existing within the building and alterations to vehicular access to the application site. This previous planning application was refused on the 23rd May 2001.
Planning application 02/01886/B sought approval for the installation of replacement hardwood windows, French doors and a new window in the building. This previous planning application was approved on the 6th February 2003.
Laxey Village Commissioners have no objections to the planning application.
The Society for the Preservation of the Manx Countryside and Environment state that they consider the proposal to be a very good scheme and support the planning application.
The Senior Wildlife Conservation Officer (Department of Agriculture, Fisheries and Forestry) highlights discussions with the applicant regarding bat roosts within the building and request that appropriate conditions be attached to any approval.
In terms of strategic plan policy, although the Isle of Man Strategic Plan contains policies identifying general planning considerations that are applicable to the assessment of a planning application it is considered that there are no specific policies within the plan that are material to the assessment of this current planning application.
In terms of local plan policy, the application site is within an area recognised as being within predominantly residential use under the Laxey and Lonan Area Plan Order 2005. 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."
The alterations to the building proposed by the planning application are considered to constitute an overall improvement to the external appearance of the building. As such the proposal does not adversely affect public or private amenity and is therefore in accordance with policy L/RES/PR/1 of the Laxey and Lonan Area Plan Order 2005. On that basis the proposed development is considered to be acceptable.
It is recommended that the planning application be approved.
In terms of the issue of bat roosts within the building it is appropriate to impose conditions on any approval, however some of the suggestions put forward by the Senior Wildlife Conservation Officer relate to internal works that do not constitute development and therefore cannot conditioned. Those that can be conditioned should be and the remaining highlighted by note.
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:
Laxey Village Commissioners; and
The Senior Wildlife Conservation Officer (Department of Agriculture, Fisheries and Forestry).
It is considered that the following parties that made representations to the planning application do not meet the criteria of Government Circular 1/06 and should not be afforded interested party status:
The Society for the Preservation of the Manx Countryside and Environment.
Recommended Decision: Permitted Date of Recommendation: 04.09.2007 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 drawing no.s 07022201, 07022202, 07022203, 07022204 and 07022205 date stamped the 28th June 2007.
C 3. Prior to the commencement of the development the timing of the attic and roof works, and method of bat exclusion must be agreed with the Department of Agriculture, Fisheries and Forestry's Wildlife Conservation Office. The agreed works must be carried out in accordance the agreed timing and method.
C 4. As part of the proposed development a bat access point must be provided in the east gable of the building. Such access point must be agreed with the Department of Agriculture, Fisheries and Forestry's Wildlife Conservation Office.
N 1. The applicant is recommended to discuss the provision of a 2.4 metres attic void within the roof space in accordance with the recommendation of the Department of Agriculture, Fisheries and Forestry's Wildlife Conservation Office.
I confirm that this decision accords with Government Circular Nos 44/05 (Delegation of Functions to Director of Planning and Building Control) and 47/05 (Delegation of Functions to Senior Planning Officer)
Decision Made : Permitted Date : 10/9/07
Signed : M. I. McCauley Director of Planning and Building Control
Copyright in submitted documents remains with their authors. Request removal
