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Case Officer: Mr Chris Balmer Photo Taken: Site Visit: Expected Decision Level: Officer Delegation
1.0 THE APPLICATION SITE 1.1 The application site comprises the residential curtilage of and land adjoining a property known as Rockwood, which is located on the southern side of Ramsey Road in Laxey.
2.0 PROPOSAL 2.1 The application seeks approval for the erection of a retaining wall of gabion baskets along the boundary with Manx Electric Railway tracks (retrospective). 2.2 The retaining wall has a overall length of 70 metres, ranging in height from 3.8 metres to 1.8 metres. The wall is constructed of Gabion baskets which are filled with Manx stone. A Griselinia hedgerow is proposed to be planted behind the top of the wall. Furthermore, various ivy and other trailing plants are proposed to be planted in soil pockets in Gabion Baskets. 2.3 The largest section of the walling which is the northern section measuring 28 metres and having a height of 3.8 metres has already been constructed. The applicants have indicated this was "emergency works".
3.0 PLANNING HISTORY 3.1 The application site has been the subject of a number of previous planning applications, the following of which are considered specifically material to the assessment of this current planning application: 3.2 Planning application 05/92177/B sought planning approval for the erection of a dwelling with garage on the application site. This application was approved on the 10th July 2006. 3.3 Planning application 07/01527/B sought planning approval for the erection of a dwelling with garage (Amendment to approved 05/92177B) on the application site. This application was approved on the 24th October 2007. 3.4 Planning application 11/00143/B sought planning approval for the erection of a private multi-purpose sports range within the application site. This previous planning application was
| Application No.: | 14/00757/B |
| Applicant: | Mr Alan Burrows |
| Proposal: | Erection of a retaining wall of gabion baskets along the boundary with Manx Electric Railway tracks (retrospective) |
| Site Address: | Land Adjacent To Rockwood |
| Ramsey Road | |
| Laxey | |
| Isle Of Man |
approved on the 28th April 2001. A subsequent appeal against the approval was dismissed, with the appeal approval issued on the 24th August 2011.
3.5 Planning application 12/01375/B sought planning approval for the erection of a private multi-purpose sports facility with pool (comprising amendments to PA 11/00143/B). This application was approved on the 15th November 2012.
3.6 Planning application 13/00049/B sought planning approval for the erection of a private multi-purpose sports facility with pool (comprising amendments to PA 12/01375/B). This application was approved on the 21st February 2013.
4.1 Laxey Village Commissioners recommend that the planning application be approved.
5.1 In terms of local plan policy, the application site is within an area recognised as being within predominantly residential use under the Laxey and Lonan Area Plan Order 2005. Policy L/RES/PR/1 states:
"Residential development will generally only be approved within the study area in those areas designated as proposed and existing residential. In particular, in the case of Agneash no further dwellings will be approved although, as will be the case in areas zoned as residential, alterations and extensions to existing property may be accepted if such proposals are sympathetic to the character and appearance of both the building to be altered and the surrounding area in general."
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.
5.2 General Policy 2 states: "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:
6.1 The main consideration is whether the proposed works would have a significant visual impact upon the area. Visiting the area and from wider views within Laxey, it was noted that the application site is not especially apparent from public views, given the topography of the land, built development between the site and the main road through Laxey (A2) and mature roadside landscaping which also runs along the A2.
6.2 The main view of the walling would be when person are travelling along the MEA railway. When on the tram the wall is noticeable, however, it is not an intrusive feature which adversely affects the enjoyment of the area. Furthermore, with ivy/trialling planting this will help reduce the mass of the walling. The use of Manx stone within the gabion baskets also helps reduce the appearance, compared to a painted render wall which would be starker in appearance.
6.3 Overall, whilst the proposed wall would be significant in size, the visual appearance of the walling is limited and certainly does not significantly affect public visual amenities of the area.
7.1 For these reasons the proposals is considered to comply with the relevant polices of the Strategic Plan and the Onchan Local Plan and therefore recommended for an approval.
8.1 In line with Article 6(4) of the Town and Country Planning (Development Procedure)(No2) Order 2013, the following Persons are considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to the application: the applicant or, if there is one, the applicant's agent; the owner and occupier of the land the subject of the application; Highway Services, and the Local Authority in whose district the land the subject of the application sits.
Recommended Decision: Permitted
Date of Recommendation: 28.07.2014
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
C 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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
C 2.
All planting, seeding or turfing comprised in the approved plans (Drwg 03) must be carried out in the first planting and seeding seasons following the completion of the development. Any trees or plants which within a period of five years from the completion of the development die, are removed, or become seriously damaged or diseased must be replaced in the next planting season with others of a similar size and species.
Reason: To ensure the provision of an appropriate landscape setting to the development. This approval relates to Drawings reference numbers 01, 02 and 03 all received on 25th June 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 : 29/7/14
Determining officer (delete as appropriate)
Signed : _________________________ Chris Balmer Senior Planning Officer
Signed : _________________________ Michael Gallagher Director of Planning and Building Control
Signed : _________________________ Jennifer Chance Head of Development Management
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