14 June 2018 · Director of Planning and Building Control (Jennifer Chance)
Spindrift, Pinfold Hill, Laxey, Isle Of Man, IM4 7hn
The proposal involves erecting a replacement dwelling on the site of the demolished White Cottage, with the same footprint, size, siting, and finishes as previously approved under PA 12/01690/B, but with an amended asymmetric pitched roof that is a maximum 3.6m higher than the original shallow mono-pitch.
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The officer assessed the proposal against the residential zoning under the Laxey and Lonan Area Plan and prior extant approvals for a replacement dwelling (PA 12/01690/B and 17/00284/B), establishing …
Strategic Policy 1
Requires optimising previously developed land, efficient site use, and utilising infrastructure. The officer noted the site as previously developed curtilage in residential area, complying via replacement dwelling.
Strategic Policy 2
Locates new development in towns/villages or extensions, countryside exceptionally. Site in existing residential settlement under Laxey and Lonan Plan, so compliant.
Strategic Policy 5
Requires design making positive environmental contribution, possibly with Design Statement. Proposal's proportion, form, design, and finishes deemed appropriate.
General Policy 2
Permits zoned development respecting site/surroundings in siting/scale/design, no adverse amenity/highway impacts. Tested against visual/streetscene amenity, neighbour impacts, highways; found compliant despite height increase.
Housing Policy 1
Provides for housing opportunities. Replacement dwelling in residential area supports housing needs.
Housing Policy 4
New housing in settlements or exceptional countryside cases like replacements. Accepted as replacement in residential zone.
Environment Policy 42
Design to reflect local character, no inappropriate backland or loss of green spaces. Proposal respects varied local character, no significant streetscene harm.
Transport Policy 7
Requires parking per standards (2 spaces/unit). Two spaces provided, compliant.
Time limit
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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
No permitted development
Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2012 (or any Order revoking and/or re-enacting that Order with or without modification) no extension, enlargement or other alteration of the dwelling(s) hereby approved, other than that expressly authorised by this approval, shall be carried out, without the prior written approval of the Department. Reason: To control development in the interests of the amenities of the surrounding area.
Frosted glass screen
Prior to the first occupation of the dwelling, the glass screen positioned at the northern end of the lower ground floor terrace, as shown on drawings P10-05 and P12-02, both dated stamped 22nd February 2018, must be erected and glazed using frosted glass. The level of obscuration used must be no less than level 5 as detailed on Pilkington's textured glass range, or equivalent. This glass screen must be retained as such thereafter. Reason: in order to maintain the privacy of those in adjacent property.
Vehicular access and parking
The development hereby approved shall not be occupied until the means of vehicular access and parking area as identified on drawing number P-10-05 have been constructed/completed in accordance with the approved plans, and shall thereafter be retained for access/parking purposes only. Reason: In the interests of highway safety and off street parking provision.
no highway implications
no objection
Garff Commissioners submitted two responses with no objections to the application. DOI Highways Division has no highways interest.
Garff Commissioners
No ObjectionThere were no objections to these proposals.
Department of Infrastructure (DOI) Highways Division
No ObjectionNo Highways Interest; NHI on 16-3-18
Garff Commissioners
No ObjectionThere were no objections to the application.
