18 November 2005 · Planning Committee (review approval)
Land Adjacent To Cliff Cottage, Back Shore Road, Laxey, Isle Of Man, IM4 7dh
The proposal involves building three pairs of two-storey semi-detached dwellings on a 0.75-acre sloping site previously used as a garden for Cliff Cottage, with access from the Larch Hill Grove cul-de-sac turning head and a new drive to the existing Cliff Cottage (to be refurbished without planning permission needed).
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The site is zoned 'Proposed Predominantly Residential' in the Onchan Local Plan, with the previous appeal inspector (PA 98/0608) accepting the principle of residential development despite refusing fou…
Policy O/RES/P/19 of Planning Circular 1/2000
Requires new dwellings in residential areas in keeping with density, massing, design and character of adjacent dwellings. Assessed compliant as 10.6 dwellings/acre (slightly below adjacent 10.9), satisfactory layout/privacy/outlook, massing/design matching existing two-storey semis.
Onchan Local Plan 2000 Policy O/RES/P/20
Requires at least 3 parking spaces per dwelling. Proposal provides 2 spaces/unit, overruled as outdated vs emerging Strategic Plan/DoT standard of 2; Onchan inspector previously called 3-space rule unwise.
Onchan Local Plan Recommendation O/RES/R/2
Requires compliance with Manx Roads. Satisfied as Larch Hill (4.8m wide, 1.8m footways) meets minor road standard for 50 dwellings (proposal 32 total); turning provision shown.
General Policy 2
Requires development respecting site/surroundings in siting/layout/scale/design, no adverse amenity/traffic impacts, adequate parking. Satisfied via compatible design, 2-space parking, no highway objection.
No highway objection; Larch Hill meets minor road standards for 50 dwellings; adequate off-street parking for development
No objection to proposed foul/surface water drainage to public systems
No comment on merits but recommend consultation on hydrants/fire access
No comment on merits; request informative note
