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This application seeks permission to erect a replacement dwelling at a property located at Ramsey Road, Laxey.
The application site is the curtilage of Sarasota, Ramsey Road, Laxey, a detached single storey property located on the northern side of Ramsey Road, Laxey. The existing dwelling sits within a relatively large site which slopes from north to south. The building is not readily visible at close distance due to a combination of its height, the landscape features of the plot and the fact that Ramsey Road sits lower than the site. To the north are modern detached properties set over 20 metres away from the rear boundary of the site. To the east is a property cakled Royan. This is a substantial two storey property which shares its access from ramsey Road with the proposal site. To the west are two properties, Ballagarey which is set close to Ramsey Road and further north, Iona.
This application seeks approval for the erection of a dwelling to replace the existing dwelling on the site. The proposed building would be two storeys tall with a hipped roof featuring hipped gables. The proposed dwelling would have a smaller footprint but would have a larger floor area as a result of having two floors. The existing access would remain.
The building would have rendered walls, a Manx stone plinth, aluminium windows and an artificial slate roof. The overall architectural style is similar to some of the more recently constructed surrounding properties.
The application site is located within an area that is designated as Predominantly Residential by the Laxey and Lonan Area Plan Order 2005. Within the Isle of Man Strategic Plan, the following are judged to be relevant:
"Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development:
Whilst the site has been the subject of previous applications, none are judged to be specifically relevant to this application.
In relation to the land to the north and east, the following application has been submitted and permitted:
06/01754/REM Reserved matters application (re 06/01251A) for the erection of a detached split level dwelling and garage, Plot 1 - Field 614664, Ballaragh Road.
This site is zoned for proposed predominantly residential use under the Laxey and Lonan Area Plan Order 2005 and is specifically designated as area 7.
Paragraph 4.38 of the plan relates to the development of area 7, with policy L/RES/PR/6 setting out the local plan policy for the area. Specifically, policy L/RES/PR/6 states:
"This land will be considered suitable for the development of a maximum of three new dwellings. Access and drainage arrangements must be made in accordance with the requirements of the Department of Transport. Prospective developers are advised to consult the Isle of Man Water Authority to ensure that an adequate supply of water may be provided to the development."
The case officer for the application stated:
"There is a general continuity between the three dwellings proposed by the three concurrent planning applications and it is reasonable to say that their design is relatively contemporary. Given that the application site is within Laxey Village and not the open countryside such contemporary design is viewed as acceptable. The positioning of the dwelling on the application site and the use of topography or natural screening is such that its impact on the existing surrounding dwellings is acceptable."
The Highways Division of the Department of Infrastructure does not oppose this application.
The Manx Electricity Authority has provided an advisory note relating to connection to electricity supply.
The Isle of Man Water and Sewerage Authority has requested that this application be deferred, stating:
"It has come to light that the house has had a flood incident in the last few years. We have contacted the applicants and requested a Flood Risk Assessment"
Following on from the request to defer the application, the following comments have been received:
"Isle of Man Water and Sewerage Authority has now assessed the above planning application and would like to submit the following comments to your Planning Committee - The Authority has now received a Flood Risk Statement for this development." The Isle of Man Water and Sewerage Authority does not object to this application. Further notes are provided relating to the 1999 Sewerage Act.
The key issues to be assessed in the determination of this application are the impact of the proposed development upon the character and appearance of the surrounding area and impacts upon the residential amenity of adjacent properties.
The existing dwelling has a very limited visual impact from most vantage points due to its height and use of materials. The proposed building would be two storey and finished predominantly with white render. These two factors would result in the building being more visible than that which it would replace. Notwithstanding this point, the land is designated for residential development and there is no requirement for the proposed dwelling to follow the form of the existing. There are similarly sized properties in close proximity and these are set higher up the slope resulting on a more prominent appearance compared to that of the proposed dwelling. It is concluded that the proposed dwelling would not cause harm to the character and appearance of the surrounding area.
It is important to consider how the proposed dwelling would affect surrounding properties compared to the existing dwelling. The increase in height and introduction of a first floor has the potential to cause overlooking onto other properties. In this case, the site is considerable in size and the proposed building would be located towards the centre of the plot. This would retain generous distances between the new building and adjacent properties, such that the existing amenity enjoyed by their occupants would not be unduly affected.
Permit.
The Local Authority is by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5)(d) granted Interested Party Status.
The following parties are not recommended to be granted Interested Party Status:
The Highways Division and the Planning Authority are both part of the Department of Infrastructure. As such, the Highways Division cannot be afforded Interested Party Status.
Recommended Decision: Permitted
Date of Recommendation: 14.09.2012
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
C 2. This approval relates to the erection of a replacement dwelling, Sarasota, Ramsey Road, Laxey as shown by 001, 002, 003, 004, 005, 006, 007, 008, 009, 010 and 011 all received 30th July 2012.
I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager/ Senior Planning Officer.
Decision Made : Permitted Date : 19.9.12
Signed : _________________________ Anthony Holmes Senior Planning Officer
Signed : _________________________ Michael Gallagher Director of Planning and Building Control
Signed : _________________________ Sarah Corlett Senior Planning Officer
Signed : _________________________ Jennifer Chance Development Control Manager
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