12 October 2016 · Delegated - Senior Planning Officer (Sarah Corlett)
Brook Cottage, 39, Mines Road, Laxey, Isle Of Man, IM4 7nj
The proposal involves adding two hipped gabled wall dormers (2m high x 1.3m wide) to the roof, removing the existing single-storey rear lean-to, and erecting a new two-storey rear flat roof extension (approx. 3.3m deep x 8.3m wide x 5m high) to create additional bedrooms and relocate the bathroom.
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The rear extension follows the proportion, form and finish of the existing dwelling and would not be generally visible from the public realm due to rear topography, with any oblique views seen in cont…
General Policy 2
Requires development to respect site/surroundings in siting/layout/scale/form/design (b), not adversely affect landscape/townscape character (c), and not adversely affect resident amenity/locality character (g). Officer assessed rear extension as matching existing form and obscured, dormers as harmonising with neighbour, and light impacts as acceptable on balance.
Environment Policy 35
Permits only development preserving/enhancing Conservation Area character, protecting special features. Assessed as compliant due to rear extension not visible/detrimental, dormers matching neighbour precedent, and conditioned window details preserving appearance.
Policy L/CRB/PR/3 of the Laxey and Lonan Area Plan Order
Requires special attention to preserving/enhancing Conservation Area character per Town and Country Planning Act. Considered alongside ENV35 with proposal found to preserve character via design matching and limited visibility.
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.
Dormer windows sliding sash
The windows in the dormer shall be sliding sash, to match the existing at ground floor level. Reason: In the interests of the character and appearance of the dwelling and the Laxey Conservation Area.
raise no objection
no highways implications
Garff Commissioners have no objections to the proposed alterations and extension. DOI Highways Division has no highways interest.
Garff Commissioners
No ObjectionThe Commission has no objections to these proposals.
Department of Infrastructure (DOI) Highways Division
No ObjectionNo Highways Interest; NHI on 17-8-2016
