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The planning application seeks approval for the alteration and extension of a dwelling located within the South Cape area of Laxey and the erection of a double garage to the rear of the property.
The proposed development comprises of a) the alteration of an existing rear outlet and its extension to form a double gabled dwelling and b) the erection of a double garage in the rear garden of the property.
The application site has been the subject of one previous planning application that I consider to be of possible relevance to the assessment of this current planning application. An application, 05/00572/A, that sought approval in principle to demolish the existing two storey cottage and replace it with two new residential units with the formation of new vehicular access to provide off road parking was refused on the 23rd June 2005.
Laxey Village Commissioners have no objections to the planning application but do highlight the concerns of the Fire Safety Officer.
The Department of Transport Drainage Division have no objections to the planning application subject to the imposition of condition.
The Fire Safety Officer has recommended that the planning application be refused on the grounds that they consider the means of escape in the event of fire to be inherently unsafe.
The Laxey and Lonan Area Plan Order 2005 defines the application site as being within an area of predominantly residential use. I do not consider there to be any specific policies that are applicable to the proposed development.
I am satisfied that the alterations and extensions proposed to the dwelling and the proposed garage are of suitable domestic scale, which is in keeping with the character of the existing dwelling. The level of impact on the residential amenity of the surrounding properties is acceptable. I recommend that the planning application be approved.
The issue of domestic fire safety measures is covered by Building Regulations and is not a material planning consideration. As such the Fire Safety Officer’s objection cannot form reason for refusal. However, I do propose to attach an informative note to advise the applicant of the Fire Safety Officer’s concerns.
I consider that the following meet the criteria of Government Circular 1/06 and should be afforded interested party status:
I consider that the following do not meet the criteria of Government Circular 1/06 and should not be afforded interested party status:
Recommended Decision: Permitted
Date of Recommendation: 19.01.2006
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 drawing no.s 0423A/01, 0423A/02, 0423A/03 and 0423A/04 date stamped the 17th November 2005.
C 3. The external finishes of the extension must match those of the existing building in all respects.
C 4. There must be no discharge of surface water to the main foul sewer.
N 1. The applicant is advised that the Fire Safety Officer recommended that the planning application be refused on the grounds that the means of escape from the upper floor are inherently unsafe in the event of fire. It is recommended that the applicant examines this issue in further detail. with the Fire Safety Officer.
I confirm that this decision accords with Government Circular No 57/01 (Delegation of Functions to Director of Planning and Building Control).
Decision Made: Approval by delegation Date: 20/11/06
Signed: [Handwritten signature] M. I. McCauley Director of Planning and Building Control
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