Erection of a detached dwelling with associated detached garage, landscaping retaining walls and new vehicle access

Why Was This Approved?

• ✓Erection of a detached dwelling with garage on a steeply sloping hillside site in Laxey Valley
• ✓Site falls approximately 16 metres over 60 metres from north to south boundary
• ✓Principle of residential development on the site was assessed
• ✓Potential impact on neighbouring residents' living conditions was considered
• ✓Visual impact on the streetscene was a key planning issue
• ✓Highway safety and access arrangements were examined
• ✓character
• ✓highways
• ✓ecology
• ✓principle of the proposal
• ✓Potential impact on the neighbouring residents living conditions
• ✓visual impact on the streetscene
• ✓Potential impact on highway safety for access/parking provision
• ✓ecology matters

Permission was granted for the erection of a detached dwelling with an associated detached garage, landscaping, retaining walls, and a new vehicle access on land adjoining Rockwood and South Court, Ramsey Road, Laxey. The site sits on a hillside in the Laxey Valley, with the ground level dropping around 16 metres from the northern to the southern boundary over a 60-metre distance. A recently constructed flat-roofed building with a garden above sits along the southern boundary of the site, parallel to the Manx Electric Railway line. The planning officer assessed the principle of the proposal, its potential effects on neighbouring residents' living conditions, visual impact on the streetscene, highway safety and parking, and ecology matters. The application was approved with eight conditions attached.

The Head of Development Management approved the application under delegated authority on 1 July 2020. The key planning issues considered included the principle of the development, potential effects on neighbouring residents' living conditions, visual impact on the streetscene, highway safety, and ecology matters.

Policies Assessed (2)

Conditions (8)

1. 1

   Condition 1

   1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.

2. 2

   Condition 2

   2. Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2012 (or any Order revoking and/or re-enacting that Order with or without modification) no extension, enlargement or other alteration of the dwelling(s) hereby approved, other than that expressly authorised by this approval, shall be carried out, without the prior written approval of the Department.

3. 3

   Condition 3

   3. No development shall commence until a schedule of materials and finishes and samples of the materials to be used in the construction of the external surfaces, including roofs, have been submitted to and approved in writing by the Department. The development shall not be carried out unless in accordance with the approved details.

4. 4

   Condition 4

   4. The development hereby approved shall not be occupied or operated until the parking and turning areas have been provided in accordance with the approved plans. Such areas shall not be used for any purpose other than the parking and turning of vehicles associated with the development and shall remain free of obstruction for such use at all times.

5. 5

   Condition 5

   5. The visibility splay(s) identified on drawing P-01 REV A; shall be constructed in accordance with the approved plans and thereafter kept permanently clear of any obstruction exceeding 1m in height above adjoining carriageway level.

6. 6

   Condition 6

   6. No development shall take place until full details of soft and hard landscaping works have been submitted to and approved in writing by the Department and these works shall be carried out as approved. Details of the soft landscaping works include details of new planting (including tree planting) showing, type, size and position of each. All planting, seeding or turfing comprised in the approved details of landscaping must be carried out in the first planting and seeding seasons following the completion of the development or the occupation of the dwelling, whichever is the sooner. Any trees or plants which die or become seriously damaged or diseased must be replaced in the next planting season with others of a similar size and species. Details of the hard landscaping works include footpaths and hard surfacing materials. The hard landscaping works shall be completed in full accordance with the approved details prior to the first occupation of the dwelling hereby permitted.

7. 7

   Condition 7

   7. Obscure glazing (Grade 5) shall be installed in the south east elevation of the ground floor and lower ground floor en suite bathroom windows and shall be kept and maintained thereafter.

8. 8

   Condition 8

   8. No development may commence (including further site clearance) until a Precautionary Working Method Statement by an ecological consultant in relation to Common/Viviparous Lizards which are known within the area has been undertaken and approved in writing by the Department and the recommendations of this report are fully adhered to.

Planning History (7)

Documents (45)