13 February 2009 · Acting Senior Planning Officer (delegated under Article 3(13) of the Town and Country (Development Procedure) Order 2005)
Riverside, Glen Road, Laxey, Isle Of Man, IM4 7an
The proposal involves replacing an existing garage with a new one of larger scale within the curtilage of a detached dwelling in a residential area and Conservation Area in Laxey. The new garage is domestic in scale, screened from public view by a boundary wall, and positioned to avoid tree removal.
Click a button above to find applications similar to this one.
See how this application compares to similar ones — policies, conditions, and outcomes side by side.
The proposed garage, though larger than the existing one, is of appropriate domestic scale relative to the site and does not unduly affect surroundings.
Residential Policy 1 of Laxey and Lonan Area Plan Order 2005
Requires residential development only in designated areas, with alterations and extensions accepted if sympathetic to the character and appearance of the building and surrounding area. The replacement garage was assessed as sympathetic given its domestic scale and location within residential curtilage.
Conservation Area Policy 4 of Laxey and Lonan Area Plan Order 2005
Requires special attention in Conservation Areas to preserve or enhance character and appearance. The proposal was found not to unduly harm the Conservation Area due to screening by boundary wall and domestic nature.
General Policy 2
Permits development in accordance with Area Plan zoning if it respects site/surroundings in siting, scale, form, design; does not adversely affect character, amenity, highways, habitats, etc. The garage complied as it respected residential character, provided satisfactory amenity, and had no adverse impacts.
Environment Policy 35
Permits only development in Conservation Areas that preserves or enhances character, protecting special features. Assessed as preserving character due to screening and no harm to appearance.
Time limit
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
Approved plans
This approval relates to drawing no. 2034/1 date stamped the 31st October 2008.
Surface water drainage
There must be no discharge of surface water to the main foul sewer.
Do not oppose
Approved / recommend approval
No objection subject to no discharge of surface water to foul sewer
No objection
Highways Division and Drainage Division have no objections (Drainage conditional), Laxey Village Commissioners recommend approval, while a neighbour objects due to size and proximity.
Key concern: replacement garage larger than original, pushed closer to boundary fence, and taller relative to neighbour's ground level
Department of Transport Highways Division
No ObjectionDo not oppose
Department of Transport Drainage Division
Conditional No ObjectionNo Objection subject to the following conditions; The application states that the surface water from the proposed development is to be discharged to the “existing drainage”.
Conditions requested: There must be NO discharge of surface water (directly or indirectly) from this proposed development to any foul drainage system(s) so as to comply with the requirements of the Department of Transport Drainage Division and the Sewerage Act 1999.; If this “existing drainage” discharges (directly or indirectly) to the foul sewerage system then it should be noted that an alternative means of surface water disposal must be provided.
Laxey Village Commissioners
Supportthe Board recommends approval of the above planning application
