15 August 2008 · Planning Committee
St Nicholas Field, Breeze Hill, Laxey, Isle Of Man, IM4 7dl
The proposal involves demolishing an existing cottage in poor repair and replacing it with a new family dwelling on the same site in Laxey, within an area designated as predominantly residential under the Laxey and Lonan Area Plan but also overlapping high landscape value, scenic significance, and ecological interest a…
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The officer assessed the principle of a replacement dwelling as acceptable because the majority of the site (defined by amended red line drawing K110/P/10-02 rev.
Residential Policy 1 of Laxey and Lonan Area Plan Order 2005
Requires residential development in designated residential areas. Officer assessed majority site within 'predominantly residential' designation; limited hardstanding etc. outside acceptable for replacement; curtilage not excessive.
Policy L/OSNC/PR/1
Presumes against open space development. Smaller site area in private woodland/parkland but limited to hardstanding/solar/drainage; overall redevelopment of existing residential site acceptable without adverse impact.
Ecological interest policy
Protects ecological interest. Redevelopment of existing site would not adversely affect wider area; tree/hardstanding discussions resolved.
Policy L/OSNC/PR/6 of The Laxey and Lonan Local Plan 2005
Protects trees. Discussions clarified proposed hardstanding/trees satisfactorily; no unresolved conflict.
General Policy 2
Requires development respecting site/surroundings, landscape, amenity, access, etc. Proposal complies via residential zoning, acceptable design/scale, no adverse impacts, prior access implemented.
General Policy 3
Permits exceptions to zoning including replacement of existing rural dwellings. Site has existing dwelling; qualifies as replacement.
Environment Policy 2
Protects AHLV/Scenic Significance unless no harm/essential. Existing dwelling present; residential elsewhere in designation; no unreasonable opposition grounds.
Environment Policy 4
Protects habitats/species. No specific adverse effects identified in ecological interest area.
Housing Policy 6
Residential zoned land per area plan brief or GP2 criteria. No design brief; assessed compliant with GP2.
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 K110/P/10-01 and K110/P/10-03 date stamped the 27th February 2008 and drawing no. K110/P/10-02 rev. A date stamped the 12th June 2008.
Driveway construction
Prior to the occupation of the dwelling the driveway permitted under previous planning application 05/02096/REM must be set out and constructed in accordance with that previous planning approval.
Residential curtilage
The residential curtilage is hereby defined as the red line defined on drawing no. K110/P/10-02 rev. A date stamped the 12th June 2008.
Supports as existing cottage beyond repair; proposed modest/sympathetic scale/mass to plot/local properties; addresses prior concerns; family intends single home/woodland conservation via trust
No objections to amended plans
Do not oppose subject to visibility splays and 3 off-street parking spaces
No objection subject to sewer connection/no surface water to foul
Note on smoke detection recommended
