31 October 2012 · Delegated
Chris'S Cottage, Old Laxey Hill, Laxey, Isle Of Man, IM4 7bs
The application sought permission to demolish and replace the existing single-storey detached dwelling at Chris's Cottage, Old Laxey Hill, Laxey. The site is long and narrow, with panoramic sea views, and sits in a stretch of road characterised by detached dwellings alongside a grassed bank, with the Manx Electric Railway running immediately to the north. The key planning considerations were the impact of the replacement dwelling on the character and appearance of the surrounding area, and its effect on the amenity of neighbouring properties. The application was approved by delegated decision on 31 October 2012, subject to three conditions. An amendment was also received during the process, introducing a screen as shown on drawing SK1.
The Department of Infrastructure approved the application on 31 October 2012. The officer's recommendation was also to permit. The two main issues assessed were the proposal's effect on the character of the surrounding area and its impact on neighbouring amenity, both of which were found to be acceptable.
New development, including individual buildings, should be designed so as to make a positive contribution to the environment of the Island. In appropriate cases the Department will require planning applications to be supported by a Design Statement which will be required to take account of the Strategic Aim and Policies.
Within the Isle of Man Strategic Plan, the following are judged to be relevant
Strategic Policy 5: New development, including individual buildings, should be designed so as to make a positive contribution to the environment of the Island. In appropriate cases the Department will require planning applications to be supported by a Design Statement which will be required to take account of the Strategic Aim and Policies. 4.4 Economy 4.4.1 The Spatial Strategy identifies the Major Employment Areas around the Island. While the majority of business and employment is focused around the Douglas Metropolitan Area, there are other major employment areas at Castletown, the Airport/Freeport, Peel, Ramsey and Jurby. The Department considers the distribution of employment areas provides a spread of employment opportunities around the Island. While recognising the opportunities for small scale local employment within existing centres it is considered new employment should, in the main, be concentrated within existing settlements or those major employment areas referred to in the Island Spatial Strategy and illustrated on the Key Diagram. Existing Local and new Area Plans will provide detailed boundar ies for these areas. From time to time Government may judge it appropriate to offer financial incentives to encourage economic activity or investment in particular parts of the Island.
New development in existing settlements must be designed to take account of the particular character and identity, in terms of buildings and landscape features of the immediate locality. Inappropriate backland development, and the removal of open or green spaces which contribute to the visual amenity and sense of place of a particular area will not be permitted. Those open or green spaces which are to be preserved will be identified in Area Plans.
Within the Isle of Man Strategic Plan, the following are judged to be relevant
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.''
Predominantly Residential Use
The application site is located within an area that is designated as being Predominantly Residential Use
Condition 1
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
Condition 2
This approval relates to the erection of a replacement dwelling, Chris's Cottage, Old Laxey Hill, Laxey as shown by 01, 02, 03, 04, 05, 06 and 07 all received 29th June 2012 and SK 1 received 22nd October 2012.
Condition 3
Prior to the occupation of the approved dwelling, the screen shown by drawing SK1 must be installed along the full width of the side of the balcony which faces towards the adjacent property Sea House. The screen must be retained as such thereafter.
Erection of a replacement dwelling with parking bay.
Refused on Review.
Extension to dwelling and creation of parking bay and access onto highway.
Extensions to dwelling and creation of parking bay (comprising amendments to 06/01159/B).
This is an extant approval which will expire 22nd October 2012.
