4 January 2016 · Planning Committee
Site Of Former Chris'S Cottage, Old Laxey Hill, Laxey, Isle Of Man, IM4 7bs
The proposal involves demolishing the former Chris's Cottage, a modest single-storey dwelling, and erecting a replacement two-storey house with gable roofs, extensive glazing and balconies on the seaward front elevation, slate roof, smooth render and Manx stone cladding walls, and uPVC windows.
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The officer attached significant material planning weight to the extant prior approval (12/00963/B) for a very similar dwelling in terms of footprint, size, scale, form, and appearance, which establis…
Strategic Policy 1
Requires optimising use of previously developed land, efficient site use, and utilising infrastructure. The site is previously developed curtilage in residential zone, replacing existing dwelling efficiently.
Strategic Policy 2 - Priority for new development to identified towns and villages
Limits countryside development; permits in existing villages like Laxey. Site within Laxey service village development boundary.
Spatial Policy 5
Requires positive environmental contribution and design statements where appropriate. Proposal's modern design accepted as fitting varied street character.
Strategic Policy 3 - To respect the character of our towns and villages
Identifies Laxey as Service Village for housing to meet local needs. Supports residential development within village boundaries.
General Policy 2
Permits zoned development if respecting site/surroundings (b), not harming character (c), amenities (g), highway safety (i), etc. Officer tested against all criteria, finding compliance via prior approval precedent, design refinements, and conditions.
Laxey and Lonan Area Plan Policy L/CP/PR/2
Cited by objectors re parking/intensity; officer found two spaces adequate matching standards and prior approval, overriding objection.
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.
Parking and turning areas
The development hereby approved shall not be occupied or operated 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 development and shall remain free of obstruction for such use at all times. Reason: To ensure that sufficient provision is made for off-street parking and turning of vehicles in the interests of highway safety.
Obscure glazed screens on balconies
Prior to the commencement of any works hereby approved a detailed scaled plan is required to be submitted to and approved in writing by the Department which shows a 1.8 metre high obscure glazed screen positioned at the north-eastern gable end of the ground floor and first floor balconies. This approved scheme is required to be erected prior to the occupation of the dwelling and maintained and retained thereafter. Reason: To preserve the amenities of the occupants of the adjacent dwelling.
Painted finish approval for roadside elevation
Prior to the commencement of any works hereby approved a detailed scaled plan is required to be submitted to and approved in writing by the Department which shows the externally painted finish of the north-western roadside elevation. This approved painting scheme is required to be finished prior to the occupation of the dwelling and maintained and retained thereafter unless otherwise agreed in writing with the Department. Reason: To preserve the visual amenities of the area.
Does not oppose but requires visibility splays of 2 x 23 metres with nothing exceeding 1.05m height within them
Laxey Village Commissioners recommend refusal due to over-intensive development, visual impact, inadequate parking, and non-compliance with local and strategic plans; DEFA Biodiversity requests a protective note for dark bush cricket; DOI Highways do not oppose subject to visibility splay condition.
Key concern: The development is over intensive for the site in question
Laxey Village Commissioners
Objectionthe Board recommends refusal of this planning application on the grounds outlined below
DEFA Senior Biodiversity Officer (Richard Selman)
Conditional No ObjectionThe dark bush cricket, a protected species, has been recorded at this site. I therefore request that a note be attached to any consent that might be forthcoming in order to highlight this and encourage sensitive work practices.
Conditions requested: Note: The dark bush cricket is recorded from this site. This is a species protected under the Wildlife Act. Please undertake vegetation clearance in a sensitive manner and minimise the extent of the effect on green areas. Avoid effects outside of the work area. For further advice, contact the DEFA Senior Biodiversity Officer (Zoologist).
DOI Highways
Conditional No ObjectionDo not oppose with condition/comment; DNOC on 17.11.15
Conditions requested: Applicant is to ensure visibility splays of 2 x 23 metres are provided. Nothing must be planted or erected within the visibility splays which may exceed 1.05 metres in height.
