23 August 2007 · Planning Committee
Land Adjacent To, Westdene, Croit E Quill Road, Laxey, Isle Of Man, IM4 7jj
The proposal was for approval in principle to build a detached dwelling on a vacant, sloping parcel of land forming part of the extended garden of Westdene, between Westdene and the Strooan-ny-Quil Stream, using an existing vehicle access with provision for at least two car parking spaces and no building closer than 30…
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The officer concluded that the site is relatively small and irregular in shape compared to surrounding properties, raising concerns about possible positioning of any dwelling.
Residential Policy 1 of Laxey and Lonan Area Plan Order 2005
Policy permits residential development in designated existing/proposed residential areas subject to impact assessment on character, appearance, and surroundings. Officer assessed site constraints (size, trees, amenity, access, drainage, character) and found unacceptable impacts on trees, neighbour amenity, and wooded character, failing the policy test.
Policy L/OSNC/PR/6 of The Laxey and Lonan Local Plan 2005
Policy presumes against tree removal except for commercial purposes, including to facilitate development. Officer noted development requires tree felling for dwelling and likely further felling for light, which is undesirable and directly contrary to the policy.
Do not oppose subject to conditions on sight lines, car parking, turning facility, and reserved matters application
No objection subject to conditions on connection to public sewer, foul/surface water details, no surface water to foul systems
No objection provided it does not result in clearing of the wooded site
Multiple consultees responded to application 07/00905/A with mixed views: utilities and highways raised no objection subject to conditions on drainage, water/electricity connections, parking and sight lines; Lonan Parish Commissioners recommended refusal due to overdevelopment an…
Key concern: overdevelopment in a location that is restricted both by poor access and close proximity of other dwellings and stream sited on a small plot
Andrew Jessopp
Conditional No ObjectionI would have no objection to the principle if the proposal didn't require the clearing of a 'wooded' site, the loss of which may adversely affect the amenity of the area.
Isle of Man Water Authority
Conditional No ObjectionFor single connections to a water main (i.e. a single dwelling) the applicant should contact loMWA Customer Services, tel. 69 59 49
Conditions requested: a condition of planning be that the applicant must contact the Authority to ensure that a connection is obtained for water supply purposes, or an amendment to the existing supply under the terms of the Water Supply Byelaws
Manx Electricity Authority
Conditional No ObjectionThere are Underground Cables/Overhead Lines present in the area indicated in you Planning Application. Please contact our Network Operations Department, Manx Electricity Authority, (Tel. 687687)
Conditions requested: the applicant must contact the Authority; Contact the M.E.A. for Electrical Site Safety 5 documents, (Tel. 687766), before any work is carried out on site
P & D Shufflebotham
Conditional No ObjectionWe do not object to a building in the proposed plot.; Due to the close proximity of the trees to the proposed building we have great concern that the integrity of the trees will be affected
Conditions requested: the building must be in keeping with the single storey buildings along that side of Croit-e-Quill; these trees should be reduced in height/managed/maintained in some way
David Burton
ObjectionThis access is currently used by 'Westdene' and should this be split between the 2 sites, then by nature, the opening will have to be made much wider.; I would ask that the trees numbered 1-8, are clearly highlighted to the planning inspector
Department of Transport Drainage Division
Conditional No ObjectionNo Objection in principle, subject to the following conditions
Conditions requested: The proposed development must be connected to the public sewer. Full details of the foul and surface water disposal routes from this dwelling must be submitted as part of any subsequent detailed planning application.; There must be NO discharge of surface water (directly or indirectly) from this proposed development to any foul drainage system(s); the applicant is required to contact the Drainage Division to discuss the drainage implications before submitting a detailed application
Department of Transport Highways
Conditional No ObjectionDo not oppose subject to the imposition of the following conditions
Conditions requested: Sight lines of 2 metres by 36 metres shall be provided.; On-site car parking be provided within the curtilage of the dwelling in compliance with Manx Roads 1.; An on-site turning facility shall be provided within the vicinity of the parking area such that vehicles can enter and exit the site in forward gear.; A reserved matters application shall be submitted to address matters of parking, access and turning.
Lonan Parish Commissioners
Objectionthe Board recommends refusal of the above Planning Application.
