14/00335/BRefused

12 February 2015 · Council of Ministers

Erection of a detached dwelling with associated parking

Land Adjacent To Cliff Cottage, Back Shore Road, Laxey, Isle Of Man, IM4 7dh

Received29 Sept 2014

Validated29 Sept 2014

Decided12 Feb 2015

4 months

Received29 Sept 2014

Validated29 Sept 2014

Decided12 Feb 2015

4 months

Why was this refused?

Conservation Area character and street scene
Amenity impact on Beach Cottage (light and outlook)
Tree preservation and public amenity
Infill development in tight site
Policy compliance with Strategic Plan

The proposal involved building a modest 69 sq m single-bedroom dwelling, two storeys at the front (5.4 m deep) with a single-storey rear outrigger (3.65 m deep), on a tight site with 9.1 m frontage narrowing to 6.3 m, between Beach Cottage and Cliff Cottage.

Refusal Reasons

✗Although thoughtfully designed in itself, this detached dwelling inserted into the small gap available in the road frontage would appear contrived and harmfully uncharacteristic of the street scene and locality, within the Laxey Conservation Area, in conflict with General Policy 2 (b&c) and Environment Policies 35 and 42 of the Isle of Man Strategic Plan 2007.
✗The cumulative impact of the proposed dwelling would harm living conditions at Beach Cottage to an unreasonable degree, with particular regard to loss of natural light and potential outlook, in conflict with General Policy 2 (g) of the Isle of Man Strategic Plan 2007.
✗The potential future loss or substantial lopping of trees of public amenity value would conflict with the aims of Policy L/OSNC/PR/6 of The Laxey and Lonan Local Plan 2005 to a degree that adds some weight to the other reasons for refusal.

Documents (29)

Decision Notice Location Plan

Find Similar Applications

Click a button above to find applications similar to this one.

⚖️

Compare this application

See how this application compares to similar ones — policies, conditions, and outcomes side by side.

Search for an application to compare with

Decision & Reasoning

Refused12 February 2015

The Council of Ministers adopted the Planning Inspector's recommendation, finding the dwelling, though thoughtfully designed with traditional features like sliding sash windows and chimneys, would app…

Policies Assessed (4)

GP2

General Policy 2

Requires development to respect character/appearance (b&c) and safeguard amenity (g). Inspector found proposal harmed street scene in Conservation Area and unreasonably impacted Beach Cottage light/outlook, failing these tests despite thoughtful design.

ENV35

Environment Policy 35

Protects Conservation Areas. Infill eroded key characteristics of Laxey Conservation Area's linear cottage street scene, appearing contrived in narrow gap.

ENV42

Environment Policy 42

Controls infill/backland development, preserving open/green spaces contributing to amenity. Narrow site insertion failed to respect locality's sense of place.

L/OSNC/PR/6

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

Presumes against tree loss to facilitate development. Future lopping of amenity trees behind dwelling added weight to refusal, though not determinative.

Public Comments (8)

SupportLaxey Village Commissioners(parish)

opposed the scheme as initially submitted but recommend approval as amended

SupportHighway Services(statutory consultee)

do not oppose subject to conditions

SupportMr and Mrs Barratt, of Cliff Cottage(neighbour)

have no comment regarding the application

SupportDEFA(statutory consultee)

refer to protected dark bush crickets on the site and make recommendations with respect to future management of the garden

SupportManx Utilities (Electricity)(statutory consultee)

make standard comments

ObjectionMr & Mrs Taylor(neighbour)

ObjectionMr and Mrs Williams(neighbour)

ObjectionMr M James(neighbour)