20 June 2012 · Senior Planning Officer (delegated authority under Article 3(13) of the Town and Country (Development Procedure) Order 2005)
Land At, Westwood, New Road, Laxey, Isle Of Man, IM4 7hs
The proposal involves building a new 3-bedroom detached dwelling on a steeply sloping site that currently forms part of the garden of the existing house Westwood. The design is split-level to follow the natural 12m level change across the site, with on-site parking for two cars in an integral garage and shared widened …
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The site is within an area designated as predominantly residential use under the Laxey and Lonan Area Plan Order 2005, so the general principle of residential development is acceptable.
Residential Policy 1 of Laxey and Lonan Area Plan Order 2005
Requires residential development only in designated proposed and existing residential areas. The site is within such an area, so principle of residential development is acceptable. No further assessment needed beyond confirming zoning.
Policy L/OSNC/PR/6 of The Laxey and Lonan Local Plan 2005
Presumption against tree removal except commercial purposes. Trees felled pre-application with DEFA agreement; one remaining tree has felling licence and its loss does not harm public amenity to justify refusal.
General Policy 2
Requires development in line with area plan zoning, respecting site/surroundings in siting/layout/scale/design, no adverse amenity/highway impacts, adequate parking, no prejudice to adjoining land. Proposal complies: zoning ok, design fits varied streetscene, amenity/visibility/parking acceptable, no tree/habitat harm noted.
Time limit
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
Approved drawings
This approval relates to drawing no.s SVY-1 rev. A, 01, 03, 04 and 05 date stamped the 30th April 2012.
Boundary fence details
Prior to the commencement of development details of a boundary fence between the application site and the adjoining property (Westwood) must be submitted to and agreed in writing by the Planning Authority. The agreed boundary fence shall be erected prior to the first occupation of the dwelling and maintained as such thereafter.
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.s 03 and 05 date stamped the 30th April 2012.
recommend that the planning application be approved
do not oppose the planning application (after amended drawings for visibility splays)
no objection subject to connection to public sewer, no surface water to foul sewer, and notice requirements
Mixed responses to planning application 12/00658/B for a detached dwelling on land adjacent Westwood, New Road, Laxey: Water Authority no objection with conditions, Highways deferred pending amended drawings, Fire Service recommends refusal due to fire escape issues, Manx Electri…
Key concern: stairs discharging into the lounge/kitchen area trapping occupants upstairs in fire
Manx Electricity Authority
Conditional No ObjectionThere are Underground Cables/Overhead Lines present in the area indicated in you Planning Application. Please contact our Network Operations Department... to discuss working practices around Cables and Overhead Lines; Contact the M.E.A. for Electrical Site Safety 5 documents... All work to be carried out with reference to Health and Safety Executive Guidance Notes HS(G)47 & GS6
Conditions requested: a condition of planning be that the applicant must contact the Authority; Contact the M.E.A. Planning Department (Tel. 687781), to discuss the electricity supply for this application
Isle of Man Water and Sewerage Authority
Conditional No ObjectionNo Objection: - subject to the following conditions; If this “existing drainage” discharges (directly or indirectly) to the foul sewerage system then it should be noted that an alternative means of surface water disposal must be provided
Conditions requested: The proposed dwelling must be connected to the public sewer(s) in a manner acceptable to the Isle of Man Water & Sewerage Authority. All drainage works must conform to the requirements of “Manx Sewers for Adoption” and all necessary inspections/ surveys [including CCTV] are to be carried out at the developer’s expense; There must be NO discharge of surface water (directly or indirectly) from this proposed development to any foul drainage system(s); a communication fee will be payable to the Isle of Man Water & Sewerage Authority in respect of this property being connected (directly or indirectly) to the public drainage system; the applicant must give 21 days notice, in writing, to the Authority, prior to making any communication to the public sewer
Highways Division
No CommentDefer; Amended drawings need to be submitted in order to respond in full
Isle of Man Fire & Rescue Service
ObjectionRecommend refusal due to the stairs discharging into the lounge/kitchen area if fire were to break out occupants would be trapped upstairs; Accordingly, the applicant is advised to consult with the Fire Safety Department
Laxey Village Commissioners
Supportthe Board recommends approval of the above application
