DEC Officer Report

PLANNING OFFICER REPORT AND RECOMMENDATION

Application No.: 22/00986/B Applicant: Mr Ian & Mrs Rosemary Jackson Proposal: Replacement of garage door with a doorway and window and erection of a replacement porch Site Address: Roseanne Minorca Hill Laxey Isle Of Man IM4 7DX Principal Planner: Mr Chris Balmer Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 04.10.2022

Conditions and Notes for Approval

C : Conditions for approval N : Notes attached to conditions C 1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.

Reason: To comply with Article 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.

This application has been recommended for approval for the following reason.

It is considered the proposal complies with the Residential Design Guide in terms of its proportion, form, scale, window/door fenestrations and overall design. Accordingly, the proposal also complies with General Policy 2 of the IOMSP.

Plans/Drawings/Information;

This approval relates to the submitted documents and drawing all received on 09.08.2022. _______________________________________________________________

Interested Person Status

Additional Persons

None _____________________________________________________________________________

Officer’s Report

1.0 THE APPLICATION SITE - 1.1 The site is the residential curtilage of Roseanne, Minorca Hill, Laxey which is situated to the Eastern side of Minorca Hill just below the Manx Electric Railway track. The property is situated to the end of a shared driveway which is used by "Brambles" and "Roseanne." - 1.2 Due to the topography of the site, the rear and side garden slope Northwards towards the MER track and is on several shallow levels.

2.0 THE PROPOSAL - 2.1 The planning application seeks approval for the erection of replacement sunroom extension. The new extension would project further forwards than the existing sunroom extension which would be replaced. The new extension would have a very shallow Mansard roof with flat roof above and includes a raised flat rooflight which projects above the flat roof. A patio door and single window are proposed within the front elevation and a large picture window is included to the east elevation to obtain views of the sea and Laxey Harbour.

3.0 PLANNING HISTORY - 3.1 The application site has been the subject of the following previous planning application which is considered relevant in the determination of this application: - 3.2 Alterations including removal of existing windows and installation of replacement window and patio doors - 21/00762/B - APPROVED

4.0 PLANNING POLICY - 4.1 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 Area Plan for the East. The property is not within a Conservation Area. Whilst where the works are being done is not within a Flood Risk Zone it is relevant to note that the rear garden is within a low likelihood, surface water area. - 4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2016 contains the following policies that are considered specifically relevant to the assessment of this current planning application: - 4.3 General Policy 2 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;

• (l) 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."

4.4 Residential Design Guide July 2019: Sections; 3.1, 3.2, 3.3, 4.1, & 5.2.

5.0 REPRESENTATIONS - 5.1 Garff Commissioners comment (received on 01.09.2022); "This application was considered in detail. The consensus being that the proposals would have minimal visual impact in this location. There were no objections." - 5.2 Highway Services comment (received on 21.09.2022): "After reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and /or parking. The Applicant is advised to consider the installation of bicycle storage and an electric vehicle charging point."

6.0 ASSESSMENT - 6.1 The key issue to considerer in the assessment of this planning application is the potential impacts upon the visual amenities of the street scene and individual property. POTENTIAL IMPACTS UPON THE VISUAL AMENITIES OF THE STREET SCENE

6.1 The proposed works are minor alterations which will have little or no impact upon public amenities, been screened form public views. Furthermore, the design, scale, form, finish of the works would be in keeping with the existing property. - 7.0 CONCLUSION

7.1 Overall, It is considered the proposals complies with the Residential Design Guide in terms of its proportion, form, scale, window/door fenestrations and overall design. Accordingly, the proposal also complies with General Policy 2 of the IOMSP. - 8.0 INTERESTED PERSON STATUS

8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons:

• (a) the applicant (including an agent acting on their behalf);
• (b) any Government Department that has made written representations that the Department considers material;
• (c) the Highways Division of the Department of Infrastructure;
• (d) Manx National Heritage where it has made written representations that the Department considers material;
• (e) Manx Utilities where it has made written representations that the Department considers material;
• (f) the local authority in whose district the land the subject of the application is situated; and
• (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material.

8.2 The decision maker must determine:

• o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and o whether there are other persons to those listed above who should be given Interested Person Status.

I can confirm that this decision has been made by a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status.

Decision Made : Permitted Date: 06.10.2022 Determining officer Signed : J SINGLETON Jason Singleton Principal Planner

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