21 December 2021 · Delegated - Head of Development Management (Stephen Butler)
Sea Breeze Cottage, Breeze Hill, Laxey, Isle Of Man, IM4 7dl
The proposal involves alterations to the existing single-storey dwelling, including increasing height, changing roof pitch, adding chimney stacks, demolishing existing side extensions, and erecting a new single-storey side extension for additional living space plus raised decking.
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The officer assessed the proposal against character/appearance under General Policy 2 and Environment Policy 35, initially concerned about wood panelling and glazing's fit in the streetscene visible f…
General Policy 2
Requires high design standards, no adverse impact on character/appearance or neighbouring amenity. Officer tested extension's form, mass, materials (wood panelling, glazing, zinc roof, slates) against streetscene and Conservation Area visibility from Laxey prom; found acceptable as modern addition distinguishable from historic dwelling, settling with nearby properties.
Environment Policy 35
Protects character and appearance of Conservation Areas. Officer assessed if works preserve area; concluded extension preserves it overall despite size, as original dwelling remains focal point and integrates via materials/topography.
Business Policy 13
Presumption in favour of tourist use in dwellings if no compromise to neighbouring amenities. Tested against location near existing tourist units and applicant ownership of neighbour; minimal impact expected despite potential behaviour differences.
Environment Policy 23
Addresses changes to neighbouring amenity. Officer confirmed no overlooking/loss of amenity due to site layout, topography, mature hedging, and decking visibility.
Community Policy 7
Reducing outbreak of fire. No new issues as extension to existing dwelling.
Community Policy 11
Preventing criminal activity. No changes or new issues expected.
Infrastructure Policy 5
Water conservation. No increase in usage as extension enlarges existing rooms.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice. Reason: To comply with Article 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
do not oppose
no objection
Garff Commissioners and DOI Highways raised no objections to the application; Manx Utilities initially objected due to overhead lines but withdrew the objection after discussions with the applicant.
Key concern: low voltage overhead line located in the area of this planning application
Garff Commissioners
No ObjectionThese extensions were considered carefully as they are a significant departure from the style of the current dwelling. The consensus, however, was that this aspect was a positive feature of the proposals due to the style of design put forward.; There were no objections to the proposals from the Commission.
Manx Utilities
ObjectionManx Utilities object to this planning application as there is a low voltage overhead line located in the area of this planning application.; For full assistance please contact our Overhead Line Engineer... to discuss working practices around overhead line which may be required to be diverted before any work can be carried out on site.; All work to be carried out with reference to Health and Safety Executive Guidance Notes HS(G)47 & GS6.
Manx Utilities
No ObjectionManx Utilities have discussed the work with the applicant and we have a plan in place for removing the overhead lines prior to the work commencing. We are happy that our objection can now be removed.
Department of Infrastructure (DOI) Highways Division
No ObjectionDo not oppose; After reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network efficiency and /or parking.
Conditions requested: The Applicant to consider the provision of bicycle parking and a electric vehicle charging point to aid mode choice and climate change objectives
