Alterations and erection of a replacement detached garage

Why was this approved?

• minimal impact on private amenity due to distance and topography
• limited visibility in public views due to tree screening
• acceptable tree loss as trees are central and site is surrounded
• replacement of poor-quality existing garage
• no highway or fisheries concerns
• compliance with residential policies

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Decision & Reasoning

Policies Assessed (2)

Conditions (3)

1. 1

   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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.

2. 2

   Ancillary residential use only

   The proposed garage hereby approved may be used only in association with the main dwelling house 'Stroanville House' and for purposes incidental to the use of main dwelling house 'Stroanville House' as a single dwelling. The garage may not be used for any form of living accommodation and may not be used for commercial purposes. Reason: To safeguard the residential character and amenities of the area.

3. 3

   Arboricultural report and tree protection

   Prior to the commence of any works an arboricultural report is required to be submitted and approved by the Department and shall be completed in full accordance with the approved details prior to the first occupation of the garage hereby permitted. Such details include: a) Species and BS5837 category ratings for the two conifers and nearby broadleaf trees indicated in the attached photo. b) A plan (superimposed on a layout plan) which shows the root protection areas of the above trees. c) A plan (superimposed on a layout plan) which clearly indicates the precise location of the protective barriers that will be erected to form an exclusion zone around retained trees d) A technical specification for the protective barriers to be used e) A replanting plan which demonstrates that the recommendations of BS8545 have been adhered to, including: i. A site evaluation and constraints assessment (section 6 & Annex B) ii. A clear statement of the long term aims of planting (section 5.3) iii. Species & cultivar choices which meet constraints of the site and fulfil the objectives (section 7, Annex C) iv. A detailed planting specification (size of tree to be used, pit dimensions/method, backfill medium, specification for securing newly planted trees, mulches, tree protection) (section 10) v. A schedule of post planting maintenance to be undertaken. (section 11) Reason: To safeguard the areas to be landscaped and the existing trees and planting to be retained within the site.

Public Comments (3)

Consultation Responses

All three consultees (DEFA Inland Fisheries, Laxey Village Commissioners, and DOI Highways Division) raised no objections to the application, with DEFA advising contact prior to works but no formal conditions.