28 May 2024 · Delegated - Principal Planner (Chris Balmer)
Brookside, Glen Road, Laxey, Isle Of Man, IM4 7ab
The proposal involves demolishing an existing front wall and storage shed next to the two-storey semi-detached dwelling and constructing a new attached garage/workshop with a dual-pitched roof mirroring the main house's roof pitch, connected by an open-sided link element.
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The officer assessed the proposal as a good standard of design that makes more efficient use of the site by providing additional residential accommodation while safeguarding the character and appearan…
General Policy 2
Requires general development considerations including design, amenity, and environmental impacts. Officer found proposals compliant due to good design standards, no adverse amenity impacts, and flood mitigation, making efficient site use in residential zone.
Environment Policy 10
Addresses development and flood risk. Assessed as acceptable with non-habitable garage and conditioned Aquastop Door Guard mitigation, confirmed by Flood Risk Management as sufficient without needing full flood risk assessment.
Environment Policy 35
Governs development in Conservation Areas. Modest scale and sympathetic design found to have neutral impact; materials conditioned to protect character, noting varied streetscene styles.
Environment Policy 42
Requires development designed to respect locality character and identity. Proposals mirror host dwelling roof, use conventional design, and do not detract from streetscene or Conservation Area.
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 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
Materials approval
No development shall commence until a schedule of materials and finishes to be used in the construction of the external surfaces, including the garage door, have been submitted to and approved in writing by the Department. The development shall not be carried out unless in accordance with the approved details. Reason: In the interests of the character and appearance of the wider Conservation Area.
Flood risk mitigation
The development hereby approved shall include appropriate flood risk mitigation measures, namely the installation of an Aquastop Door Guard, as confirmed in writing by the applicant on 05.04.2024. Such measures shall be installed prior to the occupation of the development and retained thereafter in perpetuity. Reason: In order to reduce the risk of flooding.
The visual impact of these proposals was considered. The consensus being that these would be minimal. There were no objections to this application.
Development would have no significant negative impact upon highway safety, network functionality and/or parking.
No objections.
Content with proposals on basis they would not provide habitable accommodation, whilst including appropriate mitigation measures; confirmation provided that a flood risk assessment will not be required.
On the basis that the applicant has confirmed that any surface water run-off would discharge directly into the river and not into the existing drainage system, MUA have confirmed they have no further comments to make.
Multiple consultees responded to planning application 24/00022/B, with Manx Utilities, Highways, DEFA Fisheries, and Garff Commissioners raising no objections, while DOI Flood Risk Management initially deferred but later provided conditional no objection subject to flood mitigation measures.
Key concern: Property within flood risk zone where third party flood defences cannot be relied upon
Manx Utilities
No ObjectionManx Utilities have no further comments to issue.
Department of Infrastructure Flood Risk Management Division
Conditional No ObjectionThe FRA is not required for this application... Essentially it shows that the applicant is aware of the risks and is undertaking adequate mitigation measures.; We have requested that this be conditioned.; My concern is that regardless that flood defences will be built along the riverbank beside this property they should not be relied on to protect the 100%.
Conditions requested: Flood mitigation measures should be undertaken; electrics from above and sockets above flood level. Flood resistant doors.; Aquastop doors as mitigation to be conditioned.; The garage should not be used as sleeping accommodation.; Applicant to contact us prior to starting any building works so that we can liaise with contractors who will be building the flood defence wall.
Highway Services HDC
No ObjectionAfter reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and/or parking.
Department of Infrastructure Highways Drainage
No ObjectionThe applicant should be aware of, and ensure compliance, with the comments above.
Garff Commissioners
No ObjectionThe visual impact of these proposals was considered. The consensus being that these would be minimal. There were no objections to this application.
DEFA Fisheries
No ObjectionDEFA, fisheries have no objections to this development from a fisheries perspective.
Department of Infrastructure Flood Risk Management Division
No CommentDEFFER; Flood Risk Management’s input has been deferred pending further information
Conditions requested: A full flood risk assessment (FRA), (as at the current conditions) must be submitted with the planning application.; If the planning application is Approved a “Section 20 Works Consent” must be granted.
