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THE APPLICATION SITE AND PROPOSED DEVELOPMENT The application site comprises of a parcel of land that is located between existing residential development on Glen Road in Laxey. The proposed development comprises of the erection of a dwelling on the application site. PLANNING HISTORY
There have been two previous planning applications that I consider material to the assessment of this current planning application.
Planning application 99/01414/A sought approval in principle for the erection of a dwelling on the application site. This previous planning application was initially considered and approved on the 17th December 1999, with the initial approval decision notice issued on the 21st December 1999. The Planning Committee confirmed the approval at review on the 11th February 2000, with the review approval decision notice issued on the 6th March 2000. In accordance with recommendation of the appointed Planning Inspector the Minister dismissed an appeal against the approval, with the appeal approval decision notice issued on the 14th June 2000.
Planning application 06/00506/B sought approval for the erection of a dwelling and garage on the application site. This previous planning application was withdrawn by the applicant before any decision was made.
The Isle of Man Water Authority request that an informative note be attached to any approval decision notice.
The Manx Electricity Authority request that an informative note be attached to any approval decision notice.
The Department of Transport Drainage Division have no objections to the proposed development subject to the imposition of conditions and notes.
The Department of Agriculture, Fisheries and Forestry Inland Fisheries Development Manager requests that development is kept a minimum of 8 metres from the adjacent river and that measures are taken to avoid sediment or silt from entering the river.
The owner and/or occupant of 1 Marguerite Cottage, which directly neighbours the application site, objects to the planning application. The grounds for their objection can be summarised as concern regarding any development of the site, the impact on the Conservation Area, the potential loss of light, the potential loss of view, the access arrangements, the overall level of development and the position of the development.
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."
The application site is within a Conservation Area.
Given the zoning of area and the previously approved planning application I believe that the principle of residential development of the application site is acceptable. In terms of the specifics of the proposed development I consider the proposed dwelling to be an appropriate form of development for the application site. The proposed dwelling is well positioned within the application site and sufficiently distanced from existing surrounding properties and the adjacent river. I am satisfied that the dwelling will not adversely affect public or private amenity and, as such, is in accordance with policy L/RES/PR/1 of the Laxey and Lonan Area Plan Order 2005. The setting and character of the Conservation Area is not unduly harmed by the proposed development.
I recommend that the planning application be approved.
I consider that all parties that made representations to the planning application meet the criteria of Government Circular 1/06 and should be afforded interested party status.
C: Conditions for approval N: Notes attached to conditions R: Reasons for refusal O: Notes attached to refusals
C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
C 2. This approval relates to drawing no.s 06/3612/1 and 06/3612/2 date stamped the 7th June 2006.
C 3. The proposed development must be connected to the main foul sewer.
NOTE: A Drainage Connection Fee will be payable to the Drainage Authority on this development
C 5. There must be no discharge of surface water to the main foul sewer.
C 4. Prior to the commencement of development the mode of connection into the public sewer must be agreed with the Drainage Authority.
N 1. For single connections to a water main (i.e. a single dwelling) the applicant should contact Isle of Man Water Authority Customer Services, telephone 695949.
N 2. Contact the M.E.A. Planning Department (Tel. 687781), to discuss the electricity supply for this application.
N3. Daff Note as per letter dated 16.6.06
I confirm that this decision accords with Government Circular Nos 44/05 (Delegation of Functions to Director of Planning and Building Control) and 47/05 (Delegation of Functions to Senior Planning Officer)
Decision Made: Permitted Date: 20.7.2006
Signed: M. I. McCauley Director of Planning and Building Control
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