17 June 2020 · Delegated
Primrose Cottage, Minorca Vale, Laxey, Isle Of Man, IM4 7dz
The proposed extension would measure 8m by 6m with a height of 6.3m from ground level, containing a living room, shower room, and two bedrooms for use as ancillary accommodation. The garage sits forward of the main dwelling and was originally designed to be partially submerged into the sloping bank to minimise its visual impact. Adding the first floor would bring the combined height of the garage and extension to approximately 6.4m — close to the 6.6m ridge height of the main house itself — representing a substantial increase in bulk. The upper level was to be clad in brown uPVC timber-look panelling over a stone-clad lower half, a mix that officers considered out of keeping with the character of properties along Minorca Hill and Minorca Vale. Although the residential use of the site was not in dispute, the design and scale of the extension failed to respect the site and its surroundings, contrary to General Policy 2(b) and (c) and Environment Policy 42 of the Isle of Man Strategic Plan 2016, and the Residential Design Guidance 2019.
The extension was refused because its siting, scale, form, and design were unsympathetic to both the existing dwelling and the wider streetscene. The near-equivalent height of the garage extension to the main house, combined with the mixed and incongruous cladding materials, failed to meet the design standards required by General Policy 2(b) and (c), Environment Policy 42, and the Residential Design Guidance 2019. The officer noted that in some cases no acceptable extension design is possible given site sensitivity.
Refusal Reasons
General Policy 2 of the Isle of Man Strategic Plan 2016
respects the site and surroundings in terms of the siting, layout, scale, form, design
Environment Policy 42 of the Isle of Man Strategic Plan 2016
New development in existing settlements must be designed to take account of the particular character and identity
pment. 8.13.2 The extent of formal open space with in settlement boundaries in the South is identified on the Proposals Map (Map 3) and Inset Maps (Maps 4-7). The Isle of Man Strategic Plan (Environment Policy 42) seeks to protect these open spaces and indicates that: 8.13.3 "Inappropriate backland development, and the removal of open or green spaces which contribute to the visual amenity and sense of place of a partic ular area will not be permitted.''
L/TRT/PR/5 of the Laxey and Lonan Area Plan 2005
No development will be permitted where this would have an adverse impact on the appearance, character, setting or amenities of any railway
L/RES/PR/1 of the Laxey and Lonan Area Plan 2005
Residential development will generally only be approved within the study area in those areas designated as proposed and existing residential
Transport Policy 3 of the Isle of Man Strategic Plan 2016
New development on or around existing or former rail routes should not compromise their attraction
Transport Policy 3: New development on or around existing and former rail routes should not compromise their attraction as a tourism and leisure facility or their potential as public transport routes, or cycle / leisure footpath routes. 11.3 Highways and Traffic 11.3.1 The ability of new and existing highways to safely and efficiently accommodate the traffic generated by new development is an important factor when considering the location and layout of new development. Not only must the tr affic routes involved be of a size which is capable of taking the projected volume of traffic but they must also be designed so that points of potential traffic conflict such as junctions and roundabouts are in an appropriate location and of a suitable des ign, including provision for pedestrians. The need for new and improved highways in order to facilitate new development must be balanced against the environmental objectives of this plan.
Transport Policy 4 of the Isle of Man Strategic Plan 2016
The new and existing highways which serve any new development must be designed so as to be capable of accommodating
Transport Policy 4: The new and existing highways which serve any n ew development must be designed so as to be capable of accommodating the vehicle and pedestrian journeys generated by that development in a safe and appropriate manner, and in accordance with the environmental objectives of this plan. 11.3.2 Notwithstanding policies within this plan which encourage travel by means other than private car it is anticipated that the number of vehicles using the Island's roads will continue to increase. This increase in demand is likely to lead to a greater need for road impro vements in order that travel can take place in a safe, effective, and environmentally acceptable manner. The Department of Transport will continue to assess the need for such improvements to public highways and undertake works where appropriate, with much of the improvement within existing roads carried out under the provisions of the Town and Country Planning (Permitted Development) Order2005. The need for improvements to the Island's highway network must be balanced against the environmental objectives of this plan.
Transport Policy 7 of the Isle of Man Strategic Plan 2016
parking provision must be in accordance with the Department's current standards
Transport Policy 7: The Department will require that in all new development, parking provision must be in accordance with the Department's current standards. The current standards are set out in Appendix 7. 11.5.4 New development can have a significant impact in terms of the traffic generated by it and the impact on the various modes of travel. The Department considers that proposals which are likely to be significant traffic generators should be accompanied by a Transport Assessment(1) which should look at all modes of transport including access by public transport, cycling and on foot.
