20 January 2016 · Planning Committee
Land Adjacent To, Westdene, Croit E Quill Road, Laxey, Isle Of Man, IM4 7jj
The proposal involves building a bespoke detached dwelling on a steeply sloping site east of Croit-e-Quill Road in Lonan, featuring natural Manx stone, slate, render, timber cladding, and extensive glazing, with a 60sqm garage and garden room at the lowest level, main living areas in the middle storey, and bedrooms abo…
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The principle of a dwelling was established by the 2013 Approval in Principle (PA 13/91346/A) following a Planning Inspector's recommendation, leaving only detailed matters for assessment including de…
Residential Policy 1 of Laxey and Lonan Area Plan Order 2005
Restricts residential development to designated proposed and existing residential areas, no further dwellings in Agneash. Site within recognised residential area with principle approved via prior AiP, so compliant.
Policy L/OSNC/PR/6 of The Laxey and Lonan Local Plan 2005
Presumption against tree removal except commercial forestry. Boundary trees retained, internal trees already removed with approval; new planting proposed and conditioned, no Forester objection.
General Policy 2
Requires development to respect site/surroundings in siting/layout/scale/design/landscaping, not adversely affect character, amenity, highways, road safety, flooding. Assessed compliant on design fitting streetscene, neighbour amenity mitigable, access/parking adequate, drainage resolved.
Environment Policy 42
New development in settlements to reflect local character/identity, no inappropriate backland or removal of green spaces contributing to amenity. Bespoke design with traditional/contemporary mix suits treed site, not backland, integrates via materials and planting.
Housing Policy 6
Residential zoned land per area plan brief or GP2 criteria. Site zoned residential, complies with GP2 and Area Plan.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Tree retention
The existing trees as shown on Drawing 4, date-stamped as having been received 18th November 2015, shall be retained. Any trees that, within a period of five years from the date of this approval notice, die, are removed or become seriously damaged or diseased shall be replaced during the next planting season with other trees or plants of a species and size to be first approved in writing by the Department.
Planting scheme
The proposed planting as shown on Drawing 4, date-stamped as having been received 18th November 2015, shall be carried out prior to the occupation of the dwelling hereby approved. Any trees or plants indicated on Drawing 4 that, within a period of five years from the date of planting, die, are removed or become seriously damaged or diseased shall be replaced during the next planting season with other trees or plants of a species and size to be first approved in writing by the Department.
Obscure glazing
The proposed bathroom windows on the northwestern elevation facing the dwelling currently known as "Westdene" shall be glazed with obscure glass to Pilkington Level 4 or equivalent and permanently retained as such.
Visibility splay
The visibility splay as shown on Drawing 5, date-stamped as having been received 18th November 2015, shall be constructed in accordance with the approved plans prior to the occupation of the dwelling hereby approved, and shall thereafter be kept permanently clear of any obstruction exceeding 1050mm in height above adjoining carriageway level.
Tree protective fencing
No site works or clearance shall be commenced until a plan showing the intended location of protective fences which conform with British Standard 5837:2012 (or any British Standard revoking and re-enacting British Standard 5837:2012 with or without modification) has been submitted to and approved in writing by the Department. No site works or clearance shall be commenced until those protective fences have been erected in accordance with that plan and unless and until the development has been completed these fences shall not be removed and the protected areas are to be kept clear of any building, plant equipment, material, debris and trenching, and there shall be no entry to those areas except for approved arboricultural or landscape works.
Nothing must be planted or erected within the agreed sightlines, approved under PA 13/91346/A which may exceed 1.05 metres in height.
Lonan Parish Commissioners recommend refusal due to policy conflicts, overdevelopment, access hazards, privacy issues, inappropriate design, and ecological harm; Highways Services do not oppose subject to a sightline condition.
Key concern: no significant or material change in circumstances to alter 2007 opposition and over-rule relevant Area Plan and Strategic Plan policies
Lonan Parish Commissioners
Objectionthe Board recommends refusal of the above Planning Application on the grounds as previously stated; That there has not been any significant or material change in circumstances to the site in question that would alter the original decision of the Board in 2007 to oppose development on this land
DOI Highways
Conditional No ObjectionDo not oppose; Highways input deferred pending further information DNO Do not oppose DNOC Do not oppose subject to condition
Conditions requested: Nothing must be planted or erected within the agreed sightlines, approved under application No. 13/91346/A which may exceed 1.05 metres in height
