22 December 2017 · Head of Development Management (Stephen Butler)
Land At, Westwood, New Road, Laxey, Isle Of Man, IM4 7hs
The proposal involves building a split-level detached dwelling on a steeply sloping site adjacent to the existing house Westwood, with on-site parking in an integral garage and shared access to New Road.
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The officer assessed the principle of development as acceptable because the site is within an area designated as predominantly residential use under the Laxey and Lonan Area Plan 2005 and is a resubmi…
Residential Policy 1 of Laxey and Lonan Area Plan Order 2005
Requires residential development only in designated proposed and existing residential areas, sympathetic to character. The site is in a predominantly residential area under Laxey and Lonan Area Plan 2005, with prior approvals establishing acceptability; proposal respects surroundings.
Policy L/OSNC/PR/6 of The Laxey and Lonan Local Plan 2005
Presumption against tree removal except commercial felling. No tree removal mentioned in proposal or assessment, so no conflict noted.
General Policy 2
Permits development in line with Area Plan zoning if it respects site/surroundings in siting/layout/scale/design, avoids adverse impacts on character, amenity, highways, wildlife, and provides parking/access. Officer tested against criteria (b),(c),(d),(f),(g),(h),(i),(j), finding compliance in design, visual/amenity/highway impacts, parking, and no wildlife harm.
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.
Visibility splays
Prior to the occupation of the dwelling the visibility splays onto New Road must be set out and thereafter maintained in accordance with drawing no. 05 date stamped 20th October 2017. Reason: In the interests of highway safety.
Parking and turning
The dwelling hereby approved shall not be occupied until the parking and turning areas for both the approved dwelling and Westwood 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.
Visibility splay height restriction
Nothing must be planted or erected within visibility splays which may exceed 1.05 metres in height. Reason: In the interest of highways safety.
do not oppose subject to condition on visibility splays (nothing exceeding 1.05m height); visibility assessed as acceptable
amended design moves house forward to eliminate need for oversized retaining walls, reduces costs, easier to construct, provides more living space for family with two children
Department of Infrastructure (DOI) Highways Division issued a Do Not Oppose with Condition (DNOC) response to the amended dwelling proposal, accepting the reduced driveway length on balance but requesting the same visibility splay condition as the previous approval.
Key concern: parked vehicle overhanging the shared access due to reduced driveway length
Department of Infrastructure (DOI) Highways Division
Conditional No ObjectionDo not oppose with condition/comment; DNOC on 09/11/2017; the proposals are considered on balance to be acceptable
Conditions requested: Nothing must be planted or erected within visibility splays which may exceed 1.05 metres in height. Reason: In the interest of highways safety.; Please attach the same condition as on the previous approval
