16 October 2024 · Delegated - Principal Planner (Jason Singleton)
Capel Glen, Pinfold Hill, Laxey, Isle Of Man, IM4 7hp
The proposal amends a prior approval (PA 23/00384/B) for alterations and extensions to the two-storey detached dwelling at Capel Glen, mainly by removing the entire proposed second floor to lower the height, adding a new front-facing gable over the sitting area, new single windows on south and west elevations, solar pa…
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The officer considered the proposal's visual impact, finding the changes in scale and form fit the modern character of the existing dwelling, maintaining roof form, fenestration proportions, and symme…
General Policy 2
Requires consideration of development control factors including visual impact, amenity, and highway safety. The officer assessed the proposal as fitting the existing dwelling's modern character, improving its appearance, and having no significant adverse impacts, thus complying.
Strategic Policy 3 - To respect the character of our towns and villages
Seeks to safeguard character of existing towns and villages, particularly subsection (b). The varied street scene with no overriding pattern allowed the modern amendments to align positively without detriment.
Environment Policy 42 - character and need to adhere to local distinctiveness
Addresses character and local distinctiveness. Proposal respected existing proportions and form while enhancing appearance in a diverse locality.
Transport Policy 7
Concerns parking provisions. No changes to access or parking meant no adverse highway impacts.
Community Policy 10
Requires proper access for firefighting appliances. No site level or access changes ensured compliance.
Transport Policy 3
Protects rail routes from compromising tourism/leisure attraction. Existing hedging preserved views from Manx Electric Railway.
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.
Obscure glazing on specific windows
The proposed ground floor windows for the Kids Area situated on the North elevation of the dwelling with views towards 'Glen Craig', and Bathroom on the south elevation with views towards Heatherbank shall be glazed with obscure glass to Pilkington Level 5 or equivalent and permanently retained as such. Reason: To safeguard the amenities of adjoining occupiers from overlooking and loss of privacy.
Balcony privacy screen
Prior to the use of the first floor external balcony approved as part of this application, the privacy screen shown on drawing No. 22 1715 SS/ 05, which shall have a minimum height of 1.8m and erected on the southern elevation of the balcony shall be installed and permanently retained thereafter. Reason: To safeguard the amenities of adjoining occupiers from overlooking and loss of privacy.
no interest in the application
no objections as overall height of the already approved dwelling was being reduced
support for the proposal
Highway Services HDC stated no interest in the application, Garff Commissioners had no objections noting reduced height compared to prior approval, and DEFA Biodiversity raised awareness of protected Dark Bush Crickets with construction methodology advice; a neighbour supported the application.
Key concern: Protection of Dark Bush Crickets during construction
Highway Services HDC
No CommentHighway Services HDC has no interest (NHI) in: 24/90943/B
Garff Commissioners
No ObjectionMembers noted that the overall height of the already approved dwelling was being reduced. There were no objections to this amended application.
DEFA Biodiversity
Conditional No ObjectionThe cutting of woody vegetation should be avoided as a priority, if small amounts of cutting is required then the cut vegetation should be retained on site and made into a habitat pile in an undisturbed area of the garden alongside a hedge; If large amounts of vegetation need to be removed then the applicant should get in contact with the Ecosystem Policy Team
