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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 of the erection of a garage with ancillary accommodation above to replace the existing garage and alterations to the garden to increase parking provision with formation of associated turning area.
Whilst the application site has been the subject of a number of previous planning applications it is considered that none of these are specifically material to the assessment of this current planning application.
The application site is the subject of a concurrent planning application that, at the time of writing this report, has not yet been determined. Planning application 07/01484/B seeks approval for the demolition of an outbuilding and the erection of a replacement building to provide tourist accommodation.
Lonan Parish Commissioners recommend that the planning application be refused on the grounds that the proposed development represents an over-intensive form of development that will lead to unacceptable multi-occupancy with an unacceptable increase in traffic in a dangerous location.
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 Isle of Man Fire and Rescue Service recommend the installation of smoke detection.
The Society for the Preservation of the Manx Countryside and Environment object to the planning application on the grounds that they consider it to be over-intensive form of 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, 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.
The planning application proposes the erection of a garage with ancillary accommodation above to replace the existing garage and alterations to the garden to increase parking provision with formation of associated turning area. Given the land use designation of the area and the residential nature of the proposed development there are no planning policy reasons to object to the principle of development. Rather it is necessary to assess the specific impacts of the proposed development. In that respect the specifics of the proposed development are considered to be the impact of the proposal on public amenity, private amenity and highway safety.
In terms of impact on public amenity the proposed building is not readily visible within the area due to the topography of the site and the positioning of existing buildings. As such the effect on public amenity, which is considered to be primarily visual, is suitably limited and therefore acceptable.
In terms of impact on private amenity the position of the application site relative to existing surrounding properties is such that the proposed development and its use would have a suitably limited effect on private residential amenity.
In terms of highway safety the application site has sufficient space to accommodate the additional traffic that could be reasonably be expected to be generated. Furthermore the proposal includes the creation of a greater amount of car parking and turning area. There is also adequate existing space within the application site to allow vehicles to turn in order to allow the site to be exited in a forward gear.
On the basis of the above the overall level of development proposed within the application is not considered to be detrimental to the public amenity, private amenity or highways safety. Whilst there is a concurrent planning application for another proposed development within the application site the assessment of this planning application should be approached individually, as even if approved that other proposed development may not be ever be implemented. Having said that it is considered both proposed developments could be appropriately accommodated within the confines of the application site without causing undue harm or adverse impact.
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:
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:
Recommended Decision: Permitted Date of Recommendation: 21.11.2007
C: Conditions for approval N: Notes attached to conditions R: Reasons for refusal O: 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 01486/1, AT900.1 and AT900.3 date stamped the 8th August 2007.
C 3. There must be no discharge of surface water to the main foul sewer.
N 1. The Chief Fire Officer recommends the installation of mains wired interconnected domestic smoke detection.
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: 23/01/07
Signed: [Handwritten signature] M. I. McCauley Director of Planning and Building Control
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