4 April 2016 · Interim Director of Planning and Building Control (Jennifer Chance)
11, Reayrt Ny Glionney Drive, Lonan, Laxey, Isle Of Man, IM4 7lg
Dandara Homes Limited applied to build eight two-storey (or part single/part two-storey due to sloping topography) detached dwellings on a 1.3 ha scrub-covered hillside site designated as 'Proposed Predominately Residential' under the Laxey and Lonan Area Plan 2005.
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The site is designated 'Proposed Predominately Residential' (Area 17) under the Laxey and Lonan Area Plan 2005, establishing the principle of residential development as acceptable, consistent with Str…
Strategic Policy 1
Requires optimising use of under-used land, efficient site use with access/landscaping/open space/amenity, and utilising infrastructure. Officer found site efficiently used for residential on allocated land, complying despite minor exceedance of indicative 70 dwellings for Area 17, as Strategic Plan (2007) prevails over Area Plan (2005).
Strategic Policy 2 - Priority for new development to identified towns and villages
New development primarily in towns/villages or sustainable extensions. Laxey as Service Village; site within Area Plan boundary for residential.
Strategic Policy 3 - To respect the character of our towns and villages
Housing in Service Villages like Laxey to meet needs/broaden choice. Site supports this within development boundary.
General Policy 2
Permits development per Area Plan if respecting site/surroundings (siting/layout/scale/design/landscaping), no adverse amenity/highway impacts, adequate services. Assessed compliant via detailed neighbour/visual/highway/drainage analysis; conditions for landscaping/materials reinforce.
Housing Policy 4
New housing in towns/villages or Area Plan extensions. Site allocated residential; not countryside.
Housing Policy 5
25% affordable housing for 8+ dwellings. Resolved via £25,000 commuted sum legal agreement, calculated on local sales differential.
Transport Policy 4
Highways to accommodate development traffic safely. No objection from Highway Services; adequate parking/turning; footpath as previously approved.
Policy L/RES/PR/12 - Land adjacent to Ballacannel - Area 17
Requires mixed types/densities decreasing northeast, variety in design/materials (no light dash/brick/render), landscaping, sewer details, open space, 20m separation to existing rears, no Croit-e-Quill access. Proposal complies with mix (decreasing density), varied finishes (render/stone/dark tiles), >25m separations, landscaping condition, existing Reayrt Ny Glionney access, public open space.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Parking and turning
Each dwelling hereby approved shall not be occupied 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 dwelling and shall remain free of obstruction for such use at all times.
Landscaping scheme
No development shall take place until full details of both hard and soft landscaping works have been submitted to and approved in writing by the Planning and Building Control Directorate and these works shall be carried out as approved. 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 each dwelling permitted. Details of the soft landscaping works include additional planting as well as existing landscaping being retained within the site and along the northern and eastern boundary of the site, especially in relation to the boundaries of the neighbouring properties 'Tara', 'Fairdale' Stonehenge' and 'Marine Mount'. All planting shall be carried out in accordance the approved details in the first planting and seeding seasons following the first occupation of each dwelling permitted.. Any trees or shrub which within 5 years from the completion of the development dies, is removed or becomes seriously damaged or diseased shall be replaced in the next planting season with another of similar size and species unless the planning authority gives written consent to any variation.
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.
No decking
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 decking shall be constructed or placed within the curtilage of the dwelling(s) hereby approved, other than that expressly authorised by this approval, without the prior written approval of the Department.
No extensions
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.
Site plan approval
No development shall commence until a 1:200 scale plan of the proposed site plan, 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.
Public open space
The last dwelling of the development hereby approved shall not be occupied until the areas of public open space shown on drawing 102 have been turfed with grass, including the footpaths and fenced play area and all made available for recreational use.
do not oppose
recommend the planning application be approved
no comments to the merits of the application but ask for an informative note relating to underground cables/overhead lines
no longer have a concern with the proposal following further information on surface water discharge
Manx Utilities highlighted presence of underground cables and overhead lines requiring coordination and safety measures prior to works; Lonan Parish Commissioners recommended approval; Highways Division do not oppose.
Key concern: underground cables/overhead lines present in the area
Manx Utilities
No ObjectionThere are underground cables/overhead lines present in the area indicated in your planning application.; Please contact our Network Operations Department... to discuss working practices around cables and overhead lines which may be required to be diverted before any work can be carried out on site.; Please contact the Manx Utilities for Electrical Site Safety 5 documents... before any work is carried out on site.; All work to be carried out with reference to Health and Safety Executive Guidance Notes HS(G)47 & GS6.; Contact the M.E.A. Planning Department... to discuss the electricity supply for this application.; Manx Utilities will not accept liability for any costs incurred for this work.
Lonan Parish Commissioners
Supportthe Board recommends approval of the above Planning Application. This is subject to the approval of the Planning Committee of the Department of Infrastructure.
Department of Infrastructure (DOI) Highways Division
No ObjectionDo not oppose; Highway Services Comment: Do not oppose; DNO
Precedent Value
Demonstrates that detailed amenity assessments using level differences, screening, light tests, and prior approvals can overcome neighbour objections in zoned residential areas. Negotiated commuted sums for affordable housing work when tied to overall site delivery.
