10 December 2014 · Delegated - Director of Planning and Building Control
Land Adjoining, Ard Reayrt, Laxey, Isle Of Man, IM4 7py
The proposal sought approval in principle for a single dwelling on an irregularly shaped, heavily treed site off the Ard Reayrt housing estate in Laxey, with siting fixed on plans and access proposed from Ard Reayrt over land owned by Laxey Village Commissioners.
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The officer concluded the principle of development was unacceptable primarily due to the level of woodland loss proposed and likely future pressure for more felling from dwelling occupants, contrary t…
Residential Policy 1 of Laxey and Lonan Area Plan Order 2005
Permits residential development in zoned residential areas if sympathetic to character. Site partially zoned residential so not contrary, but tree loss and other issues override.
Policy L/OSNC/PR/6 of The Laxey and Lonan Local Plan 2005
General presumption against tree removal except commercial planting, including for development. Proposal requires significant felling of amenity woodland, unlikely to secure felling licences.
Laxey and Lonan Local Plan Policy L/OSNC/PR3
Presumption against development adversely impacting ecological areas. Access route in ecological interest zone but no substantive objection raised.
General Policy 2
Requires safe access, no adverse highway impact, respect for surroundings/amenity. Fails (h) safe access/parking and (i) road safety due to partial control over visibility splay.
Environment Policy 3
Prohibits development causing unacceptable loss/damage to woodland of amenity/conservation value. Site woodland has public amenity value; loss unacceptable.
Environment Policy 42
New development must respect local character; no inappropriate backland or loss of visual amenity green spaces. Backland siting amid trees harms treed character visible from valley.
Housing Policy 6
Residential zoned land per area plan brief or GP2 criteria. Complies with zoning but fails GP2 tests.
Do not oppose subject to visibility splay condition
No specific justifiable reason to object; retaining woodland beneficial but policy balancing issue
No reports of flooding; surface water to be addressed in detailed submission
