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| Application No.: | 14/00299/B |
| Applicant: | Mr Callum Roberts Hutchinson |
| Proposal: | Construction of raised decking to rear elevation of dwelling |
| Site Address: | Nirvana Ramsey Road Laxey Isle Of Man IM4 7PY |
| Case Officer: | Mr Chris Balmer |
| Photo Taken: | 08.04.2014 |
| Site Visit: | 08.04.2014 |
| Expected Decision Level: | Officer Delegation |
1.1 The application site is the residential curtilage of Nirvana, Ramsey Road, Laxey which is a modern single storey detached bungalow located on the southern side of Ramsey Road. The site overlooks the Glen Road which runs through the centre of Laxey Village.
2.1 The application seeks approval for erection of raised decking to the rear elevation. The proposal would replace an existing smaller raised patio area which currently runs around the existing dwelling. The proposed decking would have a width of 16.5 metres, a depth ranging between 4.7 metres and 5 metres and a maximum height (including balustrades) of 4.1 metres.
3.1 The previous planning application is considered relevant to the determination of this proposal:
3.2 Erection of a replacement detached garage and extension of driveway – 11/01597/B – Approved.
4.1 The site is designated within an “Area of Predominantly Residential Use” under the Laxey and Lonan Local Plan 2005. The site is not within a Conservation Area.
4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains one policy that is considered specifically material to the assessment of this current planning application:
4.3 General Policy 2 state: “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:
5.1 Laxey Commissioners have recommended an approval.
5.2 Highway Services do not oppose.
6.1 The principle issues relate to the potential impacts upon neighbouring amenities (overlooking, loss of light and/or overbearing impact) by the development and the potential visual impacts upon the amenities of the street scene.
6.2 In relation to the built form and mass of the raised decking, it is considered its siting, height, size, and distance from neighbouring properties would all result in an appropriate form of development which would have no significant impacts upon the amenities of the occupants of the neighbouring properties, namely Hillside and Spring House. In relation to potential overlooking, resulting in a loss of privacy, whilst the proposal would increase the potential of overlooking into the side gable windows of Hillside, it was noted this was an existing situation and that a level of overlooking can already be achieved from the existing patio which runs around the dwelling. Accordingly, it is considered the proposal would not significantly affect the amenities of the occupants of Hillside to warrant a refusal on the grounds of loss of privacy. In relation to potential overlooking of Spring House, it was noted that the grounds levels of this neighbouring property where significantly above that of the application site. Therefore no overlooking from the proposal would occur.
6.3 In relation to the potential visual impact upon the street scene, the decking would not be especially apparent from public views, given it location to the rear of the dwelling. Distance views would be possible from the opposite side of the Laxey Valley; however, the scale, finish and position of the decking would not result in a prominent feature.
6.5 Overall, it is considered that the overall level of development contained within the proposal is relatively modest and in keeping with the character of the dwelling, with suitably limited impact on the neighbouring properties. As such the proposal does not adversely affect public or private amenity and is therefore in accordance with General Policy 2 of the IOM Strategic Plan.
7.1 For these reasons the proposals is considered to comply with the relevant polices of the Strategic Plan and therefore recommended for an approval.
8.1 It is considered that the following meet the criteria of Town and Country Planning (Development Procedure) (Nr2) Order 2013, paragraph 6 (4), and should be afforded interested party status:
Laxey Commissioners DOI Highways Services
Recommended Decision: Permitted Date of Recommendation: 01.05.2014
C: Conditions for approval N: Notes attached to conditions R: Reasons for refusal O: Notes attached to refusals
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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
This approval relates to Drawings reference numbers PD-001, PD-002, PD-003, PD-004, PD-005, PD-006 and PD-007 all received on 12th March 2014.
I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control /Head of Development Management/ Senior Planning Officer.
Decision Made: Permitted Date: 4/5/14
Signed: _________________________ Chris Balmer Senior Planning Officer Signed: _________________________
Signed: _________________________ Sarah Corlett Senior Planning Officer Signed: _________________________
Michael Gallagher Jennifer Chance Director of Planning and Building Control
Michael Gallagher Jennifer Chance Director of Planning and Building Control
Head of Development Management
7 May 2014
Head of Development Management
7 May 2014
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