24 June 2011 · Delegated - Director of Planning and Building Control (Michael Gallagher)
Riverside, Glen Road, Laxey, Isle Of Man, IM4 7an
The proposal is for a new detached single dwelling on a plot forming part of the garden of an existing detached house on Glen Road in Laxey. The site is in a predominantly residential area and conservation area, next to the Laxey River, with a submitted flood risk appraisal.
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The officer assessed that the general principle of residential development is acceptable given the site's location in a predominantly residential area under Laxey and Lonan Area Plan Policy L/RES/PR/1…
Residential Policy 1 of Laxey and Lonan Area Plan Order 2005
Permits residential development in designated proposed/existing residential areas if sympathetic to character. Officer found general principle acceptable as site is within predominantly residential use area.
Conservation Area Policy 4 of Laxey and Lonan Area Plan Order 2005
Requires special attention to preserve/enhance Conservation Area character per Town and Country Planning Act. Assessed design as appropriate, preserving character and appearance.
General Policy 2
Permits development in accordance with Area Plan zoning if it respects site/surroundings in siting/layout/scale/design, protects amenity/highways/flood risk/Conservation, etc. Officer confirmed compliance across all listed tests including amenity, highways, flood risk, and Conservation Area.
Environment Policy 35
Permits only development preserving/enhancing Conservation Area character, protecting special features. Design found appropriate for area containing variety of dwelling styles.
Time limit
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
Approved plans
This approval relates to the location plan and drawing no.s C/6792/1 and C/6792/2(A) date stamped the 29th March 2011.
recommends approval
Do not oppose has no adverse traffic management, parking or road safety implications
No objection subject to conditions on sewer connection, no surface water to foul, and land drainage consent for spillway
satisfied with the flood risk assessment supplied with this application and we have no objection
Multiple consultees responded to planning application 11/00431/B for erection of a dwelling adjacent to Riverside, Glen Road, Laxey; most raised no objection subject to conditions, but DEFA Fisheries expressed concerns over river proximity requiring further information.
Key concern: Does not comply with Isle of Man Strategic Plan Environment Policy 7d re development within 8m of watercourse
Manx Electricity Authority
Conditional No ObjectionSee Note 2; Contact the M.E.A. Planning Department (Tel. 687781), to discuss the electricity supply for this application.
Conditions requested: Contact the M.E.A. Planning Department (Tel. 687781), to discuss the electricity supply for this application
Isle of Man Water and Sewerage Authority
Conditional No ObjectionNo Objection: - subject to the following conditions; The proposed spillway will require Land Drainage Consent.
Conditions requested: The proposed dwelling must be connected to the public sewer(s) in a manner acceptable to the Isle of Man Water & Sewerage Authority. All drainage works must conform to the requirements of “Manx Sewers for Adoption” and all necessary inspections/ surveys [including CCTV] are to be carried out at the developer’s expense.; There must be NO discharge of surface water (including that from roofs and paved areas) from this proposed development to any foul drainage system(s) so as to comply with the requirements of the Isle of Man Water & Sewerage Authority, Drainage Division and the Sewerage Act 1999.
DEFA Fisheries Division
ObjectionThe department has some concerns regarding this application due to the proximity of the associated river.; Therefore the application does not comply with guidance set out in Isle of Man strategic plan (Environment Policy 7d)
Conditions requested: Any proposed development must be a minimum distance of 8 metres from the watercourse; Measures must be in place during any construction works to safeguard the nearby watercourse from any run-off and sedimentation; Applicant complete the attached questionnaire and return to Fisheries Directorate for review; Full method statement is forwarded to Fisheries for comment and review well in advance of commencing on site
Highways Division
No ObjectionDo not oppose has no adverse traffic management, parking or road safety implications
Laxey Village Commissioners
Supportthe Board recommends approval of the above application.
