23 November 2020 · Delegated
Highlands, Pinfold Hill, Laxey, Isle Of Man, IM4 7hw
This application sought permission for alterations and the erection of a first floor extension, decking, and hardstanding at Highlands, Pinfold Hill, Laxey. The property is a single storey detached dwelling on the western side of Pinfold Hill, a street characterised by detached houses of varied architectural styles set on a steep incline with coastal views. The main planning considerations were the potential impact on the character and appearance of Highlands and the wider street scene, and any effect on the amenities of neighbouring properties. The Department of Environment, Food and Agriculture approved the application on 23 November 2020, subject to 2 conditions. The officer's recommendation was also to permit.
The Department of Environment, Food and Agriculture approved the application on 23 November 2020. The key planning considerations were the impact on the character and appearance of Highlands and the wider street scene, and the effect on neighbouring amenities. Both were found to be acceptable.
L/RES/PR/1
Residential development will generally only be approved within the study area in those areas designated as proposed and existing residential.
General Policy 2 of the Isle of Man Strategic Plan 2016
The proposed works comply with General Policy 2 of the Isle of Man Strategic Plan 2016.
General Policy 2: Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development: (a) is in accordance with the design brief in the Area Plan where there is such a brief; (b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them; (c) does not affect adversely the character of the surrounding landscape or townscape; (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses; (e) does not affect adversely public views of the sea; (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks; (g) does not affect adversely the amenity of local residents or the character of the locality; (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space; (i) does not have an unacceptable effect on road safety or traffic flows on the local highways; (j) can be provided with all necessary services; (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan; (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding; (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and (n) is designed having due regard to best practice in reducing energy consumption. 6.3 Development outside of areas zoned for development
paragraph 8.12.1 of the Isle of Man Strategic Plan
As a general policy, in built up areas not controlled by Conservation Area or Registered Building policies, there will be a general presumption in favour of extensions to existing property where such extensions would not have an adverse impact on either adjacent property or the surrounding area in general.
in Recreation Policy 3 and Appendix 6. The latter provides examples of the size and type of provision required. 8.11 Open Space and Recreation 8.12 The Isle of Man Strategic Plan Context 8.12.1 The Isle of Man Strategic Plan identifies that Open Space in towns and villages on the Island forms an integral part of the fabric of community life, taking various forms and serving many purposes. Open Space ranges from the formal, such as formally laid parks and play areas, to the informal, such as open countryside, glens and the extensive public footpath network. The need for Open Space is that it forms part of the Island's heritage as well as being an attractive and usable asset. In the wider context, it provides visual and spiritual relief from the developed urban settlements on the Island, and provides recreational enjoyment in respect of various active and some less active forms of sporting activity. Open Spaces also provide a means of improving the health and fitness of the Island's population.
Condition 1
- 1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice. Reason: To comply with Article 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
Condition 2
- 2. Prior to the creation of the decking hereby approved details of the appearance and materials of the privacy screen must be approved by the Department and prior to the use of the decked area as hereby approved, the approved privacy screen must be in place and retained as such thereafter. Reason: to ensure the living conditions of those in "Dawn View" are not adversely affected by the proposed development.
