24 February 2021 · Delegated - Principal Planner (Chris Balmer)
Regent House, Upper Cronk Orry, Ramsey Road, Laxey, Isle Of Man, IM4 7qr
The proposal involves erecting a two-storey extension measuring 8.1m by 10.843m to provide a bedroom with en-suite and gym on the ground floor, plus a pool with shower/changing room on the first floor, including a lift and a south-facing balcony measuring 1.8m by 8.1m.
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The officer considered the fundamental issues to be the proposal's impact on the character and appearance of the property and wider streetscene, and on neighbouring amenities.
General Policy 2
GP2 permits development in accordance with land-use zoning if it respects site/surroundings in siting, layout, scale, form, design, landscaping; does not adversely affect landscape/townscape character or local amenities; and regards energy reduction. The officer assessed the extension's design, form, size against this, finding it acceptable despite non-subordinate scale justified by solar panels, as it creates a cohesive front elevation with modest overall impact in the residential zone.
Extensions to Dwellings in built up areas or sites designated for residential use
Provides a general presumption in favour of extensions in built-up areas (not conservation/registered building) where no adverse impact on adjacent properties or surrounding area. The officer noted this supports rear extensions like this one, with no material adverse neighbour or area impacts identified.
Residential Design Guide 2021
Guidance prefers extensions subordinate to the house, with matching roof pitch/shape lower than main ridge, pitched roofs, and replicating existing features. The extension does not fully meet subordination due to size but was accepted for fitting design, cohesive appearance, and matching solar panels.
Transport Policy 3
New development near rail routes must not compromise tourism/leisure/public transport potential. Relevant due to nearby MER; no issues raised as Highway Services had no objection.
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.
no objection, no significant negative impact upon highway safety, network efficiency and/or parking (12.01.21)
no objection (12.01.21)
no comments to issue regarding the above application (11.2.21)
All consultees either had no objections or no comments on application 20/01500/B for alterations and a two-storey extension at Regent House, Upper Cronk Orry, Laxey.
Department of Infrastructure Highways Division
No ObjectionAfter reviewing this Application, Highway Services find it to have no significant negative impact upon highway safety, network efficiency and /or parking.; Do not oppose
Garff Commissioners
No ObjectionThere were no objections to this application.
Manx Utilities
No CommentPlease can we ask for a deferral whilst we review the application.
Manx Utilities
No CommentManx Utilities have no comments to issue regarding the above application.
