24 November 2017 · Delegated
Laburnum Cottage, Main Road, Glen Vine, Isle Of Man, IM4 4au
The application covers a split-level detached dwelling at the eastern edge of Glen Vine, which presents as a bungalow from the road but has a basement level below. The works include replacing a tired existing balcony with a larger larch-panelled structure, removing a multi-stemmed fir tree to accommodate it, widening the constrained driveway by 1 metre to the northwest, and infilling two round windows with rendered masonry. The key planning issues were the design impact on the dwelling and streetscape, effects on neighbouring living conditions, and highway safety. The driveway widening was strongly welcomed because the existing access has severely restricted visibility to the southeast, creating a dangerous situation where drivers may need to reverse onto the highway. The enlarged balcony, while significantly bigger than the original, was judged not obtrusive and an improvement in contemporary aesthetic terms. Although the larger balcony increases views toward the neighbouring property 'Mabuhay', this was assessed and not found to cause unacceptable harm.
The driveway widening directly addresses a dangerous visibility problem at the existing access and was considered a clear highway safety benefit. The replacement balcony, though larger in scale, was judged not obtrusive and an improvement over the tired existing structure. Neighbouring amenity impacts from the enlarged balcony were assessed and found acceptable. The proposal was found to comply with the relevant development plan policies.
General Policy 2
comply with parts (h) and (i) of GP2
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 Strategic Plan
assessed against the relevant parts of General Policy 2 and also against Paragraph 8.12.1 of the Strategic Plan
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
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
