Planning Officer Report 08/01751/B

Application No.: 08/01751/B Applicant: Mr T Quinn Proposal: Replace garage doors with uPVC french doors Site Address: - Primrose Lodge - Slieau Lewaigue - Lewaigue - Ramsey - Isle Of Man - IM7 1BH ### Considerations Case Officer: Mr Chris Balmer Photo Taken: 20.10.2008 Site Visit: 20.10.2008 Expected Decision Level: Delegated Decision Senior DC Officer ### Written Representations ### Consultations Consultee: Highways Division Notes: Do not oppose subject to the imposition of the following condition Consultee: Maughold Commissioners Notes:** Object

Officer's Report

The Site

The application site represents the curtilage of an existing dwelling situated at Primrose Lodge, Slieau Lewaigue, Lewaigue in Ramsey. The property is a two-storey detached dwelling on the southeast of Ramsey.

Planning Status

The application site is located within an area of "High Landscape or Coastal Value and Scenic Significance" on the Isle of Man Development Plan, 1982. Within the adopted Isle of Man Strategic Plan, the following policy is considered relevant - General Policy 2, which states:

"Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development:

• (a) is in accordance with the design brief in the Area Plan where there is such a brief;

• (b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them;

• (c) does not affect adversely the character of the surrounding landscape or townscape; (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses; (e) does not affect adversely public views of the sea;

• (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks;
• (g) does not affect adversely the amenity of local residents or the character of the locality;
• (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space;
• (i) does not have an unacceptable effect on road safety or traffic flows on the local highways;
• (j) can be provided with all necessary services;
• (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan;
• (I) is not on contaminated land or subject to unreasonable risk of erosion or flooding;
• (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and
• (n) is designed having due regard to best practice in reducing energy consumption."

Planning History

The following previous planning applications are considered relevant in the assessment and determination of this application:

Case - PA 05/00382/B Erection of garage - Permitted Case - PA 06/00944/B Alterations and extension to garage - Permitted Case - PA 08/00835/C Change of use of garage into a beauty salon - Permitted

The Proposal

This application seeks approval for the replacement of garage doors with two uPVC French doors on the east elevation (each door would measure ).

Representations

Maughold Parish Commissioners have objected to this proposal on the grounds the property sits relatively isolated, in a prominent position against a background of outstanding mountain scenery and that the "garage" would not have been permitted if the intention to use the structure as business premises had been indicated at the time of 05/0382; and at the time of the subsequent extensions to plan and height approved against 06/0944. They also think that any future developments must be very closely monitored to ensure that the unique character and setting of the property are not further compromised.

The Department of Transport Highways Division have commented that as the proposal is removing the use of the garage, off street parking must be provided in accordance with the IOM Strategic Plan.

Assessment

The application site is located within an area of High Landscape or Coastal Value and Scenic Significance on the Isle of Man Development Plan, 1982. Given the nature of the proposed development it is therefore appropriate to assess the proposal against the policy identified earlier within the report (i.e. General Policy 2 of Isle of Man Strategic Plan 2007).

The proposed application respects the site and surroundings in terms of the scale, form and design. The doors would match the colour of the existing windows of the property and would be of similar

size. Relating to The Department of Transport Highways Division comments, the garage is no longer in use, so there does not need to be off street parking included with this proposal.

The proposed application sits back from the public highway and as such would not adversely affect the character of the surrounding landscape or townscape and respects the amenity of local residents and the character of the locality.

RECOMMENDATION For these reasons the proposal is considered to be acceptable and it is recommended that the planning application be approved. PARTY STATUS

It is considered that the following parties, who submitted comments, accord with the requirements of Planning Circular 1/06 and are therefore, afforded Interested Party Status:

• Department of Transport Highways Division
• Maughold Parish Commissioners

Recommendation

Recommended Decision: Permitted

Date of Recommendation:

Conditions and Notes for Approval / Reasons and Notes for Refusal

• 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 the submitted drawings 1751/1 and 1757/2 received on 10th September, 2008. I confirm that this decision accords with Government Circular No 31/07 (Delegation of Functions to Senior Planning Officer) Decision Made: Permitted

Date: ................................................................................................................................................................................

Signed: ................................................................................................................................................................................

Senior Planning Officer

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