1 July 2020 · Delegated - Head of Development Management (Stephen Butler)
Land Adjoining South Court, Ramsey Road, Laxey, Isle Of Man, IM4 7py
The proposal involves building a large detached dwelling on a steeply sloping hillside site in Laxey, measuring 29.8m wide by 18.5m deep with a maximum ridge height of 15.5m, designed to step down the slope so it appears as a single storey from the roadside.
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The officer considered the principle of residential development acceptable as the site is designated predominantly residential under the Laxey and Lonan Area Plan 2005 and Modified Draft Area Plan for…
Residential Policy 1 of Laxey and Lonan Area Plan Order 2005
Requires residential development only in designated proposed/existing residential areas. Site is within predominantly residential area, so principle acceptable.
Strategic Policy 1
Requires optimising use of land, efficient site use, and utilising infrastructure. Proposal in service village (Laxey) optimises sloping site with infrastructure access.
Strategic Policy 2 - Priority for new development to identified towns and villages
New development primarily in towns/villages. Laxey is a designated Service Village under Spatial Policy 3, suitable for housing.
General Policy 2
Requires development to respect site/surroundings in siting/layout/scale/design, no adverse amenity/highway impacts, incorporate topography. Proposal complies via design stepping down slope, no amenity harm, conditioned highway/landscaping.
Housing Policy 4
New housing in towns/villages or urban extensions. Site in service village Laxey.
Transport Policy 4
Highways to accommodate development safely. Amendments satisfied requirements with relaxations.
Transport Policy 7
Parking per standards. Provided in garage and turning area.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
No future extensions without approval
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.
Materials approval
No development shall commence until a schedule of materials and finishes and samples of the materials to be used in the construction of the external surfaces, including roofs, have been submitted to and approved in writing by the Department. The development shall not be carried out unless in accordance with the approved details.
Parking and turning provision
The development hereby approved shall not be occupied or operated until the parking and turning areas have been provided in accordance with the approved plans. Such areas shall not be used for any purpose other than the parking and turning of vehicles associated with the development and shall remain free of obstruction for such use at all times.
Visibility splays
The visibility splay(s) identified on drawing P-01 REV A; shall be constructed in accordance with the approved plans and thereafter kept permanently clear of any obstruction exceeding 1m in height above adjoining carriageway level.
Landscaping scheme
No development shall take place until full details of soft and hard landscaping works have been submitted to and approved in writing by the Department and these works shall be carried out as approved. Details of the soft landscaping works include details of new planting (including tree planting) showing, type, size and position of each. All planting, seeding or turfing comprised in the approved details of landscaping must be carried out in the first planting and seeding seasons following the completion of the development or the occupation of the dwelling, whichever is the sooner. Any trees or plants which die or become seriously damaged or diseased must be replaced in the next planting season with others of a similar size and species. Details of the hard landscaping works include footpaths and hard surfacing materials. The hard landscaping works shall be completed in full accordance with the approved details prior to the first occupation of the dwelling hereby permitted.
Obscure glazing
Obscure glazing (Grade 5) shall be installed in the south east elevation of the ground floor and lower ground floor en suite bathroom windows and shall be kept and maintained thereafter.
Lizard precautionary method
No development may commence (including further site clearance) until a Precautionary Working Method Statement by an ecological consultant in relation to Common/Viviparous Lizards which are known within the area has been undertaken and approved in writing by the Department and the recommendations of this report are fully adhered to.
no objection to the proposals
considers the proposed development will have no adverse impact on road user safety or highway capacity. Recommendation: DNOC
applicant takes sufficient precautions to ensure surface water does not interfere with railway; contact engineering department for safety requirements
Highway Services initially objected to the access design but later issued a conditional no objection with specific visibility and construction conditions; DEFA Biodiversity requested a Precautionary Working Method Statement for lizards; Garff Commissioners had no objection despit…
Key concern: access gradient and visibility issues on blind bend posing material road safety concern
Highway Services Division
ObjectionRefusal is therefore recommended.
Highway Services Division
Conditional No ObjectionHighways Services considers the proposed development will have not have an adverse impact on road user safety or highway capacity.; Recommendation: DNOC
Conditions requested: No occupation of the dwelling can take place until the access has been constructed as shown in Site Plan Drg No. P-01 rev A dated July 2019 A. The visibility splays shall thereafter be permanently maintained free from obstruction to vision above a height of 0.6m above the level of the adjacent carriageway.
DEFA Biodiversity
Conditional No ObjectionViviparous Lizards are the only native species of reptile on the Isle of Man and are protected under Schedule 5 of the WA 1990.
Conditions requested: prior to the commencement of development, including further site clearance, that a Precautionary Working Method Statement (PWMS) for common lizards is produced by an ecological consultancy. This should be submitted to planning for written approval and the development undertaken in accordance with this statement.
Garff Commissioners
No ObjectionThe Board Resolved to submit no objection to the proposals.
Garff Commissioners
No Objectionthe overall consensus amongst the Board was as expressed in their original submission
IOM Railways
No CommentConditions requested: the contractor contacts our Engineering Department before any work commences on site, to ensure that all of Isle of Man Railways safety requirements are met
IOM Railways
No CommentConditions requested: the applicant takes sufficient precautions to ensure that surface water from the site does not interfere in any way with the permanent way of the Manx Electric Railway; our earlier comment dated 14th January 2020 remains valid
