2 July 2020 · Delegated - Principal Planner (Sarah Corlett)
Margarita Cottage, Baldhoon Road, Laxey, Isle Of Man, IM4 7na
The proposal involves subdividing an existing two-bedroom cottage into two separate one-bedroom holiday lets, each with lounge, kitchen, bathroom, and bedroom. Minor external alterations include changing a front ground-floor window to a stable door, swapping front and rear doors, and adding a new uPVC window at first f…
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The officer determined that the subdivision and tourist use would have minimal impact on neighbouring amenities due to minimal external alterations, which are not visible from main public vantage poin…
General Policy 2
Requires development to respect site and surroundings in siting, layout, scale, design; not adversely affect landscape/townscape character, local amenities, or locality character. The officer assessed the minimal alterations as compliant, with no significant overlooking or visual impact from public views, and similar amenity effects to current residential use.
Environment Policy 36
Permits development outside but close to Conservation Area boundaries only if not detrimentally affecting important views into/out of the area. The site is close to a Conservation Area; officer implied compliance as no adverse view impacts noted from the minor alterations.
Business Policy 13
Permission generally given for private residential properties as tourist accommodation if not compromising neighbouring residents' amenities. Officer found the use of the existing dwelling as two holiday cottages would have similar impact to current residential use and not significantly affect neighbours.
Residential Policy 1 of Laxey and Lonan Area Plan Order 2005
Residential development generally only approved in designated proposed/existing residential areas on Laxey and Lonan Local Plan. The site is in Predominantly Residential zoning, making the conversion appropriate.
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 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
Car parking provision
Prior to the occupation of any holiday cottage the car parking area, as shown on Site Plan date stamped received 23rd March 2020, shall be provided and remain free from obstruction thereafter. Reason: To ensure that the strategic plan car parking standards are met in the interest of highway safety.
The proposed subdivision indicates the creation of two parking spaces slightly divorced from the proposed units, but are adequately dimensioned and allow space for turning given the alignment and narrowness of the adjoining track. The area should be formed from a consolidated and bound material with surface water drained into the site.
no objection
Highway Services has no objection subject to conditions on parking, bicycle parking, and EV charging points. Garff Commissioners have no objections.
Highway Services Division
Conditional No Objectionon balance; it would be difficult to sustain an objection to this proposal.; The area should be formed from a consolidated and bound material with surface water drained into the site.; To encourage sustainable travel opportunities bicycle parking should be provided at the each of the units and electric vehicle charging points considered at the parking area.; Accordingly, Highway Services does not wish to oppose the proposal subject to conditions
Conditions requested: Provision of Parking Areas - Prior to the first occupation of the development hereby permitted, the proposed on-site car parking and turning area shall be laid out in accordance with the approved plan. The vehicle parking areas accessed must be properly consolidated and hard surfaced and surface water drained into the site and subsequently maintained in good working order at all times thereafter for the lifetime of the development.; Bicycle Parking - No works shall commence on site until a scheme for the parking of bicycles has been submitted to and approved in writing by the Planning Authority. The scheme shall be fully implemented before the development is brought into use and thereafter retained for this purpose.; Electric Vehicle Charging Points - Prior to the commencement of construction works, details of EVCP’s shall be submitted to and approved in writing by the Planning Authority. The works shall be installed in accordance with the approved details prior to first occupation of the development and thereafter retained in accordance with the approved details.
Garff Commissioners
No ObjectionThere were no objections to this application.
