23 February 2012 · Delegated - Development Control Manager
Workshop, 25, Mines Road, Laxey, Isle Of Man, IM4 7nh
The proposal involves demolishing a disused two-storey garage and workshop building and replacing it with a new two-storey dwelling featuring an integral garage, measuring 7.3m wide, 14.5m deep and 8.6m high to ridge, finished in painted smooth render and dark natural slate roof.
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The proposal was assessed as compatible with the 'Predominantly Residential Use' zoning in the Laxey and Lonan Area Plan. Conservation Officer concluded the replacement building would have 'neutral im…
General Policy 2
Requires development to meet general planning criteria including good design. Assessed as compliant via new build to current standards with energy efficiency per GP2(n).
Environment Policy 35
Permits only development preserving or enhancing Conservation Area character. Proposal tested for impact on Laxey CA; neutral effect accepted as replacement matches adjacent rendered style.
Environmental Policy 39
Presumption to retain positive contributors to CA character. Existing building's poor condition (felt roof, decay, cracking) and high repair cost justified demolition despite positive contribution.
Housing Policy 6
Residential development in zoned areas per area plan briefs. Site zoned 'Predominantly residential use'; principle acceptable.
Transport Policy 4
Highways must accommodate generated traffic safely. No adverse implications per Highways Division.
Transport Policy 7
Requires parking per standards (2 spaces/unit). Only 1 garage space; relaxed due to village centre within 200m bus route, despite no demonstration of no on-street issues.
Planning Policy Statement 1/01 - Policy CA/2 (Conservation Areas)
Impact on CA character/setting a material consideration. Design discussions sought to reintroduce existing details but applicant preferred scheme; neutral impact acceptable.
Time limit
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
Approved plans
This permission relates to the demolition of the existing garage and workshop and erection of a dwelling with integral garage as shown in drawing numbers SM11/250/1, SM11/250/2 and SM11/250/6 date stamped 11th August 2011.
Roof materials
The roof(s) must be finished in dark natural slate.
Wall materials
The facing render must be painted smooth render.
Door samples
No development shall take place until samples/details of the front door and garage door have been submitted to and approved in writing by the Planning Authority, and thereafter the development shall be carried out in accordance with the approved samples/details.
Rooflights
The rooflights to be installed must be conservation style rooflights.
Garage use
The garage must only be used for the storage of motor vehicles.
Do not oppose; no adverse traffic management, parking or road safety implications
No objection subject to conditions on public sewer connection, no surface water to foul sewer, and notice requirements
Water Authority, Laxey Village Commissioners, and Highways Division raised no objections (some conditional), while neighbouring residents Mr and Mrs Brown expressed no objection in principle but serious concerns about demolition impacting their shared party wall and guttering.
Key concern: demolition impact on neighbouring shared party wall and structural support
Mr and Mrs T Brown
Conditional No ObjectionWhile we have no objections in principle to this planning application we have serious concerns regarding the demolition process; We would therefore like you to grant this application only if there are appropriate instructions within the planning approval and subsequent building control to safeguard our property from any structural damage during the demolition and rebuild process
Conditions requested: appropriate instructions within the planning approval and subsequent building control to safeguard property from any structural damage during the demolition and rebuild process
Isle of Man Water and Sewerage Authority
Conditional No ObjectionNo Objection: - subject to the following conditions; In accordance with the Sewerage Act 1999, a communication fee will be payable
Conditions requested: proposed dwelling must be connected to the public sewer(s) in a manner acceptable to the Isle of Man Water & Sewerage Authority. All drainage works must conform to the requirements of “Manx Sewers for Adoption” and all necessary inspections/surveys [including CCTV] at developer’s expense; NO discharge of surface water (including that from roofs and paved areas) from this proposed development to any foul drainage system(s); applicant must give 21 days notice, in writing, to the Authority, prior to making any communication to the public sewer
Laxey Village Commissioners
Conditional No Objectionwhile the Board have no objections in principle to the above application however were raised reference the following
Conditions requested: windows to the front of the property should be traditional style sliding sash; garage door should be a roller type opening; front door unit with side panels should be replaced with a front door and separate single window to the side
Highways Division
No ObjectionDo not oppose has no adverse traffic management, parking or road safety implications
