16 October 2024 · Delegated
Capel Glen, Pinfold Hill, Laxey, Isle Of Man, IM4 7hp
Permission was granted for alterations and an extension to Capel Glen, a two-storey detached house on the eastern side of Pinfold Hill, Laxey. The application was submitted as amendments to an earlier planning permission (reference 23/00384/B). The existing dwelling features pitched and hip roofed elements, a large decking area over an integral double garage, and an office or store on the lower ground floor. The main planning issues examined were the visual impact of the proposed works, the potential effect on views from the Manx Electric Railway line which runs along the western boundary of the site, and any impact on the amenity of neighbouring properties. The site's roof sits approximately 3.2 metres below the ground level of the railway line, and a hedge between 1.2 and 2 metres high runs along the rear boundary. The application was approved by delegated decision on 16 October 2024, with three conditions attached.
The Director of Planning and Building Control approved the application on 16 October 2024. The key planning issues considered were the visual impact of the alterations, potential effects on views from the adjacent Manx Electric Railway line, and impact on neighbouring amenity. The proposal was found acceptable on all three counts, subject to three conditions.
Development Control
the proposal considered to conform to the basis of General Policy 2
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
Development to safeguard character of existing towns and villages
character and need to adhere to local distinctiveness
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.''
Parking Provisions
the proposal also complies with Transport Policy 7
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.
Proper access for firefighting appliances
Community Policy 10: Proposals for the layout and development of land will be permitted only where there is provided proper access for fire -fighting vehicles and adequate supplies of water for fire-fighting purposes. 10.13.3 Fire prevention can be improved via the development control processes, and the Department has for many years welcomed input to these processes from the Fire Safety Department. Accordingly,
Condition 1
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Condition 2
The proposed ground floor windows for the Kids Area situated on the North elevation of the dwelling with views towards 'Glen Craig', and Bathroom on the south elevation with views towards Heatherbank shall be glazed with obscure glass to Pilkington Level 5 or equivalent and permanently retained as such.
Condition 3
Prior to the use of the first floor external balcony approved as part of this application, the privacy screen shown on drawing No. 22 1715 SS/ 05, which shall have a minimum height of 1.8m and erected on the southern elevation of the balcony shall be installed and permanently retained thereafter.
Alterations and extensions to form additional living accommodation and garage
materially relevant
Alterations and extension to dwelling and erection of replacement garage
materially relevant
Alterations and extensions to dwelling (amendment to approved PA 00/00736)
materially relevant
Alterations including the erection of ground and first floor extensions to provide additional living accommodation
materially relevant
