Erection of four dwellings with parking to replace Public House

Policy L/OSNC/PR/6 of The Laxey and Lonan Local Plan 2005

Policy presumes against tree removal in the study area except commercial plantations, including for development. Officer applied strictly to eight self-seeded sycamores as prominently visible and beneficial to amenity; no exceptions justified despite possible self-seeded status, as policy does not differentiate tree types. Loss detrimental to green street scene, failing public amenity test.

General Policy 2

Requires development to provide safe access, adequate parking/manoeuvring, and not harm highway safety. Nine spaces met numerical standard but dimensions (4.9m x 5m spacing) failed manoeuvring requirements per Highways consultee, risking on-street parking on busy coastal route. Other tests (design, amenity, landscape) passed.

Residential Policy 1 of Laxey and Lonan Area Plan Order 2005

Permits residential development in designated residential areas. Site part residential/part mixed use; principle of housing accepted.

Transport Policy 7

Requires parking per Appendix 7 standards (2 spaces/unit, one in curtilage). Number complied but layout/size did not; no relaxation justified as not in Conservation Area, Registered Building, or near bus justifying reduced parking.

Community Policy 4

Permits loss of public house if non-viable. Accountant's letter accepted despite lacking accounts, supported by nearby Queens Hotel.

Environment Policy 36

Permits development adjacent to Conservation Area if no harm to views. Dwellings' form/design in keeping; no undue harm.