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Application No.: 07/00148/B Applicant: Mr P Davies Proposal: Erection of a dwelling Site Address: Land Adjacent To Stream Cottage Glen Road Laxey Isle Of Man ### Considerations Case Officer: Miss S E Corlett Expected Decision Level: Delegation ### Written Representations ### Consultations
The site represents an undeveloped piece of land which sits on the south western side of Glen Road. The site has to its north west Stream Cottage and to the south east Marguerite Cottages – two cottages which sit at right angles to the road. To the north east is Glen Road and to the south west is the Laxey River.
The site lies within an area designated on the Laxey and Lonan Area Plan of 2005 as Residential, reflecting the prevailing use of land in the vicinity of the site. The site also lies within Laxey's Conservation Area.
Planning permission was granted for the principle of the erection of a dwelling on this site under PA 99/1414. Permission was then sought for the details of this permission under PA 06/0506 which was withdrawn. Permission was again sought for the details under PA 06/0956 and was permitted and permission sought again and withdrawn under PA 06/2080.
The property now proposed is larger than that permitted under PA 06/0956 - by 1.5m in the length of frontage, 1.8m higher and 1.5m deeper excluding the porch. The property is still a traditional design but with the five window frontage rather than the simpler three in the approved scheme.
Whilst the design and appearance of the proposed property is acceptable in its context, I am concerned that the additional height now proposed will result in a property which overwhelms Marguerite Cottages and may look out of place in the streetsce. Inclusion of the outline of Marguerite Cottages on the elevation would assist and more complete assessment of the proposal.
The dwelling would be more than 8m from the river bank as requested by the Department of Agriculture, Fisheries and Forestry.
The applicant has now provided a drawing which shows the comparative heights and sizes of the proposed dwelling and the adjacent Marguerite Cottages. This confirms my concerns that the new house will be much higher and will dominate the adjacent properties which are far closer to the new building than Stream Cottage.
The occupant of 1, Marguerite Cottage should be afforded party status as they are immediately adjacent to the application site.
The Department of Transport and the local authority are, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (c) and (d), considered "interested persons" and as such should be afforded party status.
The Manx Electricity Authority and the Isle of Man Water Authority make comments relating to supply conditions which are not material planning considerations and as such neither should be afforded party status in this instance.
The Department of Agriculture, Fisheries and Forestry raise issues relating to wildlife which is a material consideration and as a statutory authority, the Department of Agriculture, Fisheries and Forestry should be afforded party status in this instance.
Fire Prevention Officer makes comments relating to matters covered by the Building Regulations and as such should not be afforded party status in this instance.
Recommended Decision: Refused
Date of Recommendation: 13.03.2007
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal O : Notes attached to refusals
R 1.
The proposed dwelling, due to its height and massing, will dominate the streetscene and the adjacent Marguerite Cottages and be detrimental to the Conservation Area in which the site is situated.
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 : Refused Date : 15/8/07
Signed : M. I. McCauley Director of Planning and Building Control
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