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Site
The site represents the residential curtilage of Thie Ny Garee, Baldhoon Road, Laxey, which is a two storey detached property, located on the western side of Baldhoon Road.
Land Use Zoning
The site has been zoned under the Laxey and Lonan Local Plan as being within an area of ‘white land’, the site is not within a Conservation Area, but is within an area zoned as High Landscape or Coastal Value and Scenic Significance.
Planning History
There are no previous planning applications which are considered relevant in the assessment and determination of this application.
Proposal
The application seeks approval for alterations and extensions to dwelling including detached garage and parking area.
Representations
Lonan Parish Commissioners:-
Whilst considering that the proposal is well thought out and executed and is sympathetic to the existing dwelling, the Board believes that it's size is too large for the area in which it is set.
Highways Division do not oppose the application subject to the imposition of the following conditions:- The garage is fitted with a roller door. The Authority has received no privately written representations objecting to the application. Assessment / recommendation
As the site is not within an area zoned for development the following Policies need to be taken into account, when considering this application.
General
Policy 3: Development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan with the exception of:
Housing
Policy 15: The extension or alteration of existing traditionally styled properties in the countryside will normally only be approved where these respect the proportion, form and appearance of the existing property. Only exceptionally will permission be granted for extensions which measure more than 50% of the existing building in terms of floor space (measured externally).
The proposal is a fairly substantial extension, which incorporates a traditional design to the front and side elevations, with a more contemporary design to the rear elevation, due to the proposed window fenestration, although still keeping a traditional structure.
The Commissioners have concern regarding to the proposed size of the extension, the proposal, excluding the proposed single garage, would be an increase of 53% of the existing footprint, and
therefore 3% over the measure that is generally acceptable for an extension to a tradition property in the countryside. However, it is considered the increase of 3% is not a significant amount to warrant a refusal, particularly, as it is considered the proposal will be an improvement of the existing single storey flat roofed link which attaches the garage with the dwelling, which is not attractive or traditional in appearance.
The proposals will be apparent from public view due to the immediate public highway, but will also be apparent from the surrounding landscape, particularly from the east of the site; however, this view would be a distant view. Due to the design and massing it is considered the proposal would not have an adverse impact upon the visual amenity of the surrounding landscape.
The detached single garage does not cause any concern, due to its proposed size and design.
Overall, it is considered whilst the proposal is larger than what generally be allowed, and due to the design being in keeping with the traditional nature of the existing dwelling the proposal would be acceptable. For these reasons the proposals would be appropriate in these locations and therefore it is recommended the application be approved.
It is considered that the following meet the criteria of Government Circular 1/06 and should be afforded interested party status:
Highways Division Lonan Parish Commissioners
Recommended Decision: Permitted
Date of Recommendation: 30.05.2008
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 the extensions and alterations as proposed in the submitted documents and drawings 586/001, 586/006, 586/007, 586/008, 586/009 and 586/010 all received on 2nd April 2008.
C 3. The external finishes of the extension must match those of the existing building in all respects.
C 4.
In the interest of road safety, the proposed garage door is required to be a roller shutter door in specification. I confirm that this decision accords with Government Circular No 31/07 (Delegation of Functions to Senior Planning Officer) Decision Made : Permitted Date: 3/10/08
Signed: _________________________ Mrs F Mullen Senior Planning Officer
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