23 November 2020 · Delegated - Principal Planner (Chris Balmer)
Highlands, Pinfold Hill, Laxey, Isle Of Man, IM4 7hw
The proposal involves raising the roof of the single-storey detached dwelling by 1.8m to create a first floor with rendered walls, matching windows, cedar cladding on the front elevation, sliding doors and a Juliet balcony.
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The officer assessed the proposal against General Policy 2 of the Isle of Man Strategic Plan 2016, concluding it complies as it respects the site and surroundings in terms of scale, form, design, does…
General Policy 2
GP2 permits development in accordance with land-use zoning if it respects site/surroundings in siting, scale, design; does not harm townscape character or neighbour amenity. Officer tested the roof raise, porch, decking against streetscene (varied styles, precedent) and amenity (no overlooking, privacy screen condition), finding full compliance as changes noticeable but acceptable in context.
Residential Policy 1 of Laxey and Lonan Area Plan Order 2005
Laxey and Lonan Local Plan policy allows alterations/extensions to existing property if sympathetic to building and surrounding character. Assessed as compliant given varied streetscene and no adverse townscape impact.
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.
Privacy screen details
Prior to the creation of the decking hereby approved details of the appearance and materials of the privacy screen must be approved by the Department and prior to the use of the decked area as hereby approved, the approved privacy screen must be in place and retained as such thereafter. Reason: to ensure the living conditions of those in "Dawn View" are not adversely affected by the proposed development.
Do not Oppose
Highway Services raised no objection (DNOC) to the proposal subject to conditions relating to access, parking, hardstanding, and a s109(A) Highway Agreement.
Key concern: A more robust barrier other than a wooden fence should be considered as extra protection given the height of the parking facility above the dwelling
Highway Services Division
Conditional No ObjectionThe proposal is acceptable to Highway Services on formation of an extended access requiring a s109(A) Highway Agreement; The proposed hardstanding is of sufficient dimensions to allow an additional vehicle to be parked within a layby arrangement in a nose to tail manner removing potential obstructions from a narrow section of road; A proposed retaining wall should support the hillside subject to a separate building control approval; A more robust barrier other than a wooden fence should be considered as extra protection given the height of the parking facility above the dwelling as well as an electric vehicle charging point; Accordingly, Highway Services raise no opposition subject to conditions for access, parking and hardstanding to accord with drawing no. A/1012/2. An advisory for a S109(A) Highway Agreement to apply too.; No further comments to add to response dated 10 August 2020 other than to update drawing no for any conditional approval to A/1012/2A.
Conditions requested: access, parking and hardstanding to accord with drawing no. A/1012/2; S109(A) Highway Agreement to apply
