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THE APPLICATION SITE AND PROPOSED DEVELOPMENT The application site comprises part of the garden of a detached dwelling located on Glen Road in Laxey. The proposed development comprises the erection of a detached dwelling on the application site. PLANNING HISTORY
The application site has not been the subject of any previous planning applications that are considered specifically material to the assessment of this current planning application.
REPRESENTATIONS Laxey Village Commissioners recommend that the planning application be approved. The Department of Infrastructure Highways Division do not oppose the planning application. The Isle of Man Water and Sewerage Authority do not oppose the planning application.
The Department of Environment, Food and Agriculture Fisheries Division expresses an interest in the planning application.
The Manx Electricity Authority expresses an interest in the planning application.
In terms of local plan policy, the application site is within an area recognised as being within predominantly residential use under the Laxey and Lonan Area Plan Order 2005. Policy L/RES/PR/1 states:
"Residential development will generally only be approved within the study area in those areas designated as proposed and existing residential. In particular, in the case of Agneash no further dwellings will be approved although, as will be the case in areas zoned as residential, alterations and extensions to existing property may be accepted if such proposals are sympathetic to the character and appearance of both the building to be altered and the surrounding area in general."
The application site is also within a Conservation Area. Policy L/CRB/PR/4 of the Laxey and Lonan Area Plan Order 2005 states:
"Where an area is designated as a Conservation Area, special attention must be paid during the consideration of all planning applications within the area, to the desirability of preserving or enhancing its character or appearance in accordance with the Town and Country Planning Act 1991 (12.(4)."
In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains two policies that are considered specifically material to the assessment of this current planning application.
"Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development:
"Within Conservation Areas, the Department will permit only development which would preserve or enhance the character or appearance of the Area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development."
The planning application seeks planning approval for the erection of a dwelling on the application site.
In terms of assessing the planning application it is considered that given the local plan land use designation the general principle of residential development of the application site is acceptable. It therefore remains necessary to assess the site specifics of the proposed development against planning policy.
The assessment of the site specifics requires an examination of the impact of the proposal on public amenity, private amenity, highway safety and the Conservation Area. In respect of the impact on public amenity the proposed dwelling is similar in design to an adjacent dwelling. This is considered to be of appropriate appearance for the area, which contains a wide variety of types and styles of dwelling. The consequential impact on the street scene, and therefore public amenity, is considered to be acceptable.
In terms of the impact on private amenity it can be seen that the proposal utilises part of the garden of an existing dwelling both the existing dwelling and the proposed dwelling have an acceptable level of amenity space following the proposed development. Given the separation distances to existing adjacent properties and the layout of the proposed dwelling it is considered that the impact on private amenity is acceptable.
As for the impact of the proposed development on highway safety it is noted that the Highways Division do not oppose the planning application. As such it is considered that the proposed vehicular access arrangements, parking provision, manoeuvring, etc. is acceptable.
In respect of the impact of the proposed development on the character and appearance of the Conservation Area it is considered that the design of the dwelling is appropriate for the area. As such, the character and appearance of the Conservation Area is concluded to be suitably preserved.
Given the proximity of the application site to the adjacent river the planning application was submitted with a flood risk assessment. This risk assessment was examined by the Isle of Man Water and Sewerage Authority who were satisfied that the flooding risk of the site was acceptable and that the proposed development would not in itself cause unacceptable flood risk consequences.
It is recommended that the planning application be approved.
It is considered that the following parties that made representations to the planning application should be afforded interested party status:
It is considered that the following parties that made representations to the planning application should not be afforded interested party status:
| Recommendation | |
|---|---|
| Recommended Decision: | Permitted |
| Date of Recommendation: | 16.06.2011 |
| Conditions and Notes for Approval / Reasons and Notes for Refusal | |
| C : Conditions for approval | |
| N : Notes attached to conditions | |
| R : Reasons for refusal | |
| O : Notes attached to refusals | |
| C 1. | The development hereby permitted shall commence before the expiration of four years from the date of this notice. |
| C 2. | 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. |
I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Senior Planner.
Decision Made : Permitted Date : 21/6/11
Signed : J. W. W. L. C. Michael Gallagher Director of Planning and Building Control Delete as appropriate
Signed : Jennifer Chance Senior Planning Officer
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