30 January 2024 · Delegated - Head of Development Management (Stephen Butler)
2 Marguerite Cottages, Glen Road, Laxey, Isle Of Man, IM4 7an
The proposal involves converting an existing detached garage within the curtilage of a two-storey semi-detached dwelling in Laxey into ancillary granny annexe accommodation, including a 1.3m extension to the front to facilitate the conversion.
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The officer assessed the proposal against the statutory test for the Laxey Conservation Area, finding it preserves the area's character as the extended garage remains over 19.5m back from Glen Road an…
Spatial Policy 5
Addresses flood risk; proposal complies via FRA and conditioned mitigations despite consultee objection.
General Policy 2
Subsections (b) (c) (g) (m) (n) cover design, amenity, conservation, and flood risk; officer found proposal acceptable in design, scale, visual impact, neighbour amenity, and flood mitigation.
Environment Policy 10
Requires FRA in flood risk zones; submitted FRA deemed compliant after review, with mitigations conditioned.
Environment Policy 35
Relates to flood risk management; balanced against lack of site-specific refusal grounds.
Planning Policy Statement 1/01 - Conservation of the Historic Environment of the Isle of Man
Supplementary policy for conservation areas; proposal passes statutory test by preserving character due to recessed, non-visible location.
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.
Flood mitigation measures
The proposed mitigation measures set out in the approved Flood Risk assessment dated 8/1/24 and submitted on 11/1/24 shall be fully implemented/ in place prior to first occupation and retained at all times thereafter. Reason: In the interest of safety from flooding.
Obscure glazing to protect privacy
The proposed window in the north west elevation 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.
would not object to the application
No objection in principle
Flood Risk Management Division opposes the application due to creation of ground floor sleeping accommodation in a flood zone but suggests conditioning mitigations if permitted; other consultees raise no objection or conditional no objection.
Key concern: sleeping accommodation should not be permitted on a ground or sub floor within a flood zone
Flood Risk Management Division
ObjectionOppose this application on the grounds that sleeping accommodation should not be permitted on a ground or sub floor within a flood zone regardless of there being third party flood defences in situ.; FRM do not support the creation of ground floor sleeping accommodation in a flood zone.
Conditions requested: If the Planning Committee permit your application we will ask that the mitigations laid out in your FRA are Conditioned to the application
DEFA Fisheries
Conditional No ObjectionDEFA, fisheries have no objections to this development from a fisheries perspective, provided that there is no adverse effect on the adjacent watercourse.
Conditions requested: precautions will be needed to reduce the possibility of harmful materials such as concrete or washings entering the river
Flood Risk Management Division
ObjectionFRM do not support the creation of ground floor sleeping accommodation in a flood zone.; The Planning Application states that this accommodation is for more mature persons which considering the history of flooding in this area may be considered to be an inappropriate change of use.
Garff Commissioners
No Objectionthe Commission would not object to the application in their submission.; The visual impact of the changes was considered. These were felt to be minimal.
