25 January 2006 · Delegated - Director of Planning and Building Control (M. I. McCauley)
Briardale, South Cape, Laxey, Isle Of Man, IM4 7hz
The proposal involves renovating and extending an existing two-storey cottage at Briardale to form a double-gabled dwelling, along with building a double garage in the rear garden and creating a new vehicular access. The site is in a predominantly residential area of South Cape, Laxey.
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The officer was satisfied that the alterations and extensions to the dwelling and the proposed garage are of suitable domestic scale, in keeping with the character of the existing dwelling.
Mixed Use (residential/retail/offices) designation
The plan defines the site as within an area of predominantly residential use. The officer considered there to be no specific policies applicable to the proposed development. The assessment focused on general suitability rather than policy tests.
Time limit
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
Approved drawings
This approval relates to drawing no.s 0423A/01, 0423A/02, 0423A/03 and 0423A/04 date stamped the 17th November 2005.
Materials matching
The external finishes of the extension must match those of the existing building in all respects.
Surface water drainage
There must be no discharge of surface water to the main foul sewer.
no objections subject to compliance with Fire Officer's Safety Report
no adverse traffic impacts subject to visibility splays of 2.0m x 23m
no objection subject to no discharge of surface water to foul drainage system
DOT Drainage has no objection subject to surface water not discharging to foul sewers; DOT Highways has no objection subject to visibility splays; Fire Service raises safety concerns recommending consultation; Laxey Village Commissioners have no objection subject to Fire Officer’s report.
Key concern: Open plan layout of internal staircase forming sole means of escape from upper floor is inherently unsafe
Department of Transport Drainage Division
Conditional No ObjectionNO OBJECTION In principle subject to:; permission from the Department of Transport Highways Operations Section is needed confirming permission to connect to a highway drain
Conditions requested: 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 Department of Transport Drainage Division and the Sewerage Act 1999; These comments could be incorporated in the approval notice
Department of Transport Highways Division
Conditional No ObjectionNo adverse traffic impacts subject to the imposition of the following condition(s); The relaxation is permitted to remove the parked vehicle from the busy A2. The 23 metres will provide stopping sight distance for the existing traffic generated by the existing dwelling
Conditions requested: Visibility splays of 2.0 metres by 23 metres are required to serve the needs of the development
Isle of Man Fire And Rescue Service
No CommentTHE OPEN PLAN LAYOUT OF THE INTERNAL STAIRCASE FORMING THE SOLE MEANS OF ESCAPE FROM THE UPPER FLOOR IS INHERENTLY UNSAFE
Conditions requested: The applicant consults the Fire Safety Department to discuss this matter in greater detail
Laxey Village Commissioners
Conditional No ObjectionThe Board considered this application at their meeting on the 7th December and have no objections to this application subject to compliance with the Fire Officer’s Safety Report
Conditions requested: Compliance with the Fire Officer’s Safety Report
