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The application site comprises of a parcel of land that is located between existing residential development on Ballaragh Road in Laxey.
The planning application seeks reserved matters planning approval for the erection of a dwelling on the application site.
The application site is zoned for proposed predominantly residential use under the Laxey and Lonan Area Plan Order 2005 and is specifically designated as area 7.
Paragraph 4.38 of the plan relates to the development of area 7, with policy L/RES/PR/6 setting out the local plan policy for the area. Specifically, policy L/RES/PR/6 states:
"This land will be considered suitable for the development of a maximum of three new dwellings. Access and drainage arrangements must be made in accordance with the requirements of the Department of Transport. Prospective developers are advised to consult the Isle of Man Water Authority to ensure that an adequate supply of water may be provided to the development."
Approval in principle for the residential development of the application site and adjoining land was granted through the approval of previous planning application 06/01251/A. Specifically, this previous planning application sought approval in principle for the erection of three detached split level dwellings with associated garages. It was considered and approved on the 8th September 2006, with the approval decision notice issued
on the 12th September 2006. The layout for the current planning application is similar to that illustrated in the previous planning application.
The current planning application is one of three concurrent planning applications for the erection of a dwelling on the land designated for residential development as area 7 of the Laxey and Lonan Area Plan Order 2005. Planning application 06/01755/REM seeks approval for the erection of a dwelling on plot 2, which is the middle plot of the three, and planning application 06/01756/REM seeks approval for the erection of a dwelling on plot 3.
Laxey Village Commissioners have no objections to the planning application.
The Department of Transport Highways Division do not oppose the planning application subject to the provision of sight lines of a minimum of 2 metres by 36 metres.
The Isle of Man Water Authority requests that an informative note be attached to any approval decision notice.
It can be seen that the application site is zoned for residential use under the Laxey and Lonan Area Plan Order 2005 and there is an extant approval in principle for residential development. As such it has to be concluded that the issue of principle is acceptable. It therefore only remains to assess the specifics of the proposed development and any impact that it may have.
The design of dwelling, and that of the ones subject of the two concurrent planning applications, was the subject of pre-application discussions that pre-dates the submission and assessment of the approval in principle planning application (06/01251/A). The proposed dwelling is split level in form to take account of the sloping nature of the application site. From the Ballaragh Road the dwelling will appear as a single-storey dwelling, whereas from more distance views from the south it will appear as a two-storey dwelling. Given the general topography of Laxey this is not an uncommon form of building within the area.
There is a general continuity between the three dwellings proposed by the three concurrent planning applications and it is reasonable to say that their design is relatively contemporary. Given that the application site is within Laxey Village and not the open countryside such contemporary design is viewed as acceptable. The positioning of the dwelling on the application site and the use of topography or natural screening is such that its impact on the existing surrounding dwellings is acceptable.
The submitted drawings demonstrate that sight lines of a minimum of 2 metres by 36 metres can be provided, which accords with the recommendation of the Department of Transport Highways Division. It is considered appropriate to impose a condition to any approval that requires the provision of these prior to the occupation of the dwelling.
Overall, the proposal is considered to be an acceptable form of development for the application site. It accords with planning policy and does not adversely affect either public or private amenity. Accordingly, it is recommended that the planning application be approved.
It is considered that all parties that made representations to the planning application meet the criteria of Government Circular 1/06 and should be afforded interested party status.
| Recommendation | |
|---|---|
| Recommended Decision: | Permitted |
| Date of Recommendation: | 29.11.2006 |
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
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 HLK/06/0322/1, HLK/06/0322/2, HLK/06/0322/4 and HLK/06/0322/6 date stamped the 11th October 2006.
C 3. Prior to the occupation of the dwelling the vehicular access arrangements and sight lines must be set out in accordance with drawing no. HLK/06/0322/4 date stamped the 11th October 2006.
N 1. For single connections to a water main (i.e. a single dwelling) the applicant should contact Isle of Man Water Authority Customer Services, telephone 695949.
I confirm that this decision accords with Government Circular Nos 44/05 (Delegation of Functions to Director of Planning and Building Control) and 47/05 (Delegation of Functions to Senior Planning Officer)
Decision Made : Permitted Date: 8/12/07
Signed: [Handwritten signature] M. I. McCauley Director of Planning and Building Control
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