26 September 2012 · Development Control Manager in accordance with delegated authority under Article 3(13) of the Town and Country (Development Procedure) Order 2005
Thie-Ny-Garee, Ballaragh, Laxey, Isle Of Man, IM4 7pl
The proposal at Thie-Ny-Garee, Ballaragh, Laxey involved extending the residential curtilage into an adjoining field to include a retrospective concrete hard standing area, new vehicular access for oil tank refilling and field maintenance, a shed approximately 2m high, and an oil tank.
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The fundamental issue was whether the curtilage extension would harm countryside openness, per Strategic Plan 2007 Environment Policy 1 (protect countryside for its own sake) and General Policy 3 (res…
Policy L/OSNC/PR/1
Laxey and Lonan Local Plan 2005 policy presumes against development in designated open space areas. Officer assessed curtilage extension as reasonable due to modest scale and low visibility, despite countryside location.
General Policy 3
Strategic Plan 2007 restricts countryside development to specific exceptions; proposal does not fit but officer weighed scale/siting impacts as non-harmful to landscape.
Environment Policy 1
Protects countryside/ecology unless overriding need; no adverse effects found due to limited visibility and no wildlife harm from hedgerow works.
Environment Policy 2
Prioritises landscape character in AHLVSS; proposal acceptable as it would not harm character/quality given setbacks and modest elements.
Time limit
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
Approved plans
This approval relates to an increase in residential curtilage incorporating a new vehicular access, hard standing area, oil tank and shed, as shown in the proposed 1:500 scale Site Plan and 1:2500 scale Location Plan, both received on 26th June 2012.
No further permitted development
Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2012 (or any Order revoking or re-enacting that Order) no extensions, greenhouses, walls, gates, fences garden sheds, summerhouses, flag poles, decking, garages, the installation of a window to replace a garage door, or tanks for the storage of oil for domestic heating shall be erected (other than those expressly authorised by this approval).
recommend that the application is approved
do not object to the proposal, given the proximity of the proposed vehicular access to the end of the non-through road and due to the low levels of traffic
Highways Division initially raised concerns but ultimately confirmed no objection subject to conditions including blocking the existing access and maintaining vegetation height in visibility splays; Lonan Parish Commissioners twice recommended approval.
Key concern: Secondary access to a property due to its location near the end of a cul de sac
Department of Infrastructure Highways Division
Conditional No ObjectionWe no longer object; Although we normally do not advocate a secondary access to a property due to its location near the end of a cul de sac and the low levels of traffic we can accept that, in this case, there is likely to be no significant road safety issue with the proposal.; Highways would only approve a new access, if the new access was an improvement on the existing access, and that the existing access was to be blocked up.; Meets relevant highway policies and standards
Conditions requested: Vegetation within sprays to be kept to 1.05 metres; Existing access to be blocked up; New access must be an improvement on the existing access
Lonan Parish Commissioners
SupportThe Board recommends approval of the above Planning Application. This is subject to the approval of the Planning Committee of the Department of Infrastructure.
Lonan Parish Commissioners
SupportThe Board recommends approval of the above Planning Application. This is subject to the approval of the Planning Committee of the Department of Infrastructure.
