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The application site comprises the curtilage of a detached property known as Milntown, which is located at the northern end of Glen Auldyn in Lezayre. The site is bounded by Lezayre Road to the North and Glen Auldyn Road to the East. The property is a large former dwelling that is listed on the Protected Buildings Register due to its significant architectural and social interest. There is a concurrent Registered Building consent application (07/02156/CON) for the proposed development.
The proposed development comprises of alterations and extensions to the existing house to create a restaurant, shop, public access and parking areas, including the demolition of existing lean to conservatory and internal alterations.
Whilst the application site has been the subject of a number of previous applications it is considered that none of these are specifically material to the assessment of this current application.
Lezayre Parish Commissioners recommend that the planning application be approved.
The Department of Transport’s Highways Division do not oppose the planning application.
The Department of Agriculture, Fisheries and Forestry’s Wildlife and Conservation Division recommends that a bat survey is undertaken as part of the proposed development.
Manx National Heritage expresses general support for the proposed development subject to the undertaking of an archaeological survey as part of the works and the imposition of a watching brief.
The Isle of Man Fire and Rescue Service recommend that the applicant consult them to discuss the provision of appropriate fire safety measures.
The Isle of Man Water Authority requests that an informative note be attached to any approval decision notice.
The owners and/or occupants of Aldin Cottage, which neighbours the application site to the south, express concern regarding the car parking provision and vehicular access arrangements for the proposed development.
The owner and/or occupant of Graham Cottage, which is located approximately 50 metres south of the application site, express concern regarding the car parking provision and vehicular access arrangements for the proposed development.
In terms of land use planning the application site is designated within a) an area of low density housing in parkland; and b) an area of high landscape or coastal value and scenic significance under the 1982 Development Plan Order.
In terms of strategic plan policy, in addition to policies that identify general planning considerations applicable to the assessment of the planning application, the Isle of Man Strategic Plan 2007 contains one policy that is considered specifically material to the assessment of this current application:
Environment Policy 32 states:
"Extensions or alterations to a Registered Building which would affect detrimentally its character as a building of special architectural or historic interest will not be permitted."
ASSESSMENT
The proposed development comprises of alterations and extensions to the existing house to create a restaurant, shop, public access and parking areas, including the demolition of existing lean to conservatory and internal alterations. The proposal was the subject of on-site pre-application discussions with the applicant, the applicant's agents, the Building Conservation Officer and the Planning Officer.
In terms of assessing the proposed development it can be seen that the two main issues to consider are a) the suitability of the proposed alterations and extensions to the building; and b) the suitability of the proposed parking provision and access arrangements.
As regards a) the impact and suitability of the proposed alterations and extensions to the building have been examined in detail by the Building Conservation Officer as part of the concurrent Registered Building consent application. The level of work and detail contained within the proposed development is quite detailed and this has been specifically assessed in terms of its impact on the character of the building. Given that the Building Conservation Officer has concluded that the works proposed by the Registered Building consent application are acceptable it is consequently concluded that the proposed alterations and extensions in terms of this application are also acceptable. Conditions relating to the specific details of the proposed development and appropriate survey work have been imposed on the approval notice for the Registered Building consent application. It is not necessary to repeat this condition on the approval notice for this application. In view of the representation from the Department of Agriculture, Fisheries and Forestry's Wildlife and Conservation Division a condition requiring a bat survey and possible mitigation measures is considered appropriate.
As regards b) the suitability of the proposed parking provision and access arrangements are principally accepted due to the guidance given by the Department of Transport's Highways Division. Access to the site will be from Lezayre Road and egress onto Glen Auldyn Road. Some alteration to the existing egress onto Glen Auldyn Road is required to permit coaches to use the exit. The car parking provision is set out in an acceptable layout and the finishes are relatively subtle. It is considered appropriate to impose conditions relating to the setting out of the access arrangements and car parking as part of any approval decision notice.
In conclusion, the proposal is viewed as a positive development that will significantly improve public access to a historically significant property. The manner in which this is proposed to be undertaken is sympathetic to the character of the property and the impact on public amenity, private amenity and highways safety is suitably limited.
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:
Lezayre Parish Commissioners;
The Department of Transport's Highways Division;
The Department of Agriculture, Fisheries and Forestry's Wildlife and Conservation Division; Manx National Heritage; The owners and/or occupants of Aldin Cottage, Glen Auldyn; and The owner and/or occupant of Graham Cottage, Glen Auldyn.
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 Isle of Man Water Authority; The Isle of Man Fire and Rescue Service.
Recommended Decision: Permitted
Date of Recommendation: 13.03.2008
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 SC1016/P/sk01 rev. B, SC1016/P/10-01, SC1016/P/10-02, SC1016/P/10-08 rev. A, SC1016/P/10-09 rev. B, SC1016/P/10-10 rev. A, SC1016/P/10-12 rev. C, SC1016/P/10-13 rev. B, SC1016/P/11-01, SC1016/P/12-01 rev. C, SC1016/P/12-02 rev. B and the design statement date stamped the 19th November 2007.
C 3. Prior to the commencement of development a survey for the presence of bats within the application site must be undertaken in consultation with the Department of Agriculture, Fisheries and Forestry's Wildlife and Conservation Division. Measures to protect any bats shall thereafter been done in agreement with the Department of Agriculture, Fisheries and Forestry's Wildlife and Conservation Division.
C 4. Prior to the first use of the restaurant and shop permitted by this approval the access arrangements and car parking provision must be set out and completed in accordance with the details shown on drawing no.s SC1016/P/10-08 rev. A, SC1016/P/10-09 rev. B and SC1016/P/10-10 rev. A date stamped the 19th November 2007.
N 1. The applicant/developer is recommended to contact the Isle of Man Fire and Rescue Service to discuss the provision of appropriate fire precaution measures.
N 2.
The applicant/developer is advised that there are underground cables and/or overhead lines understood to be located within the application site. For advice regarding safe working practice during construction the applicant/developer is recommended to contact the Manx Electricity Authority.
Decision Made : APPROVED Committee Meeting Date : 11/4/08
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