23 December 2021 · Delegated
Croit Kilvine, Rencell, Laxey, Isle Of Man, IM4 7bn
This application sought permission to replace an existing integral garage at Croit Kilvine, Rencell, Laxey with a two-storey extension. The property is a traditional Manx cottage on the upper part of Upper Rencell Hill. Due to the sloping topography, the building reads as one and a half storeys from the main road but two storeys from the north-west elevation. The officer considered the proposal against key planning issues including the character and appearance of the site, impact on neighbouring amenity, and highway matters. The application was permitted by delegated decision on 23 December 2021.
The application was permitted on 23 December 2021 under delegated authority. The officer assessed the proposal against character and appearance, impact on neighbouring amenity, and highway matters, and found it acceptable.
Environment Policy 35
The proposal complies with Environment Policy 35 and General Policy 2 of the Isle of Man Strategic Plan 2016.
Environment Policy 35: Within Conservation Areas, the Department will permit only development which would preserve or enhance the character or appearance of the Area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development. 7.30 Development adjacent to Conservation Areas 7.30.1 It is often the case that important views into and out of a Conservation Area can contribute significantly to its character. It is necessary to assess the impact any development adjacent to conservation areas may have on such views.
General Policy 2
The proposal complies with Environment Policy 35 and General Policy 2 of the Isle of Man Strategic Plan 2016.
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
Transport Policy 7
highway matters (GP2, h & I & TP7)
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.
