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The application site comprises of a parcel of land that is located adjacent to Ramsey Road in Laxey.
The proposed development comprises of the erection of a building containing 26 sheltered apartments with associated car parking and landscaping.
The application site has been the subject of a number of previous planning applications, two of which are considered to be specifically material to the assessment of this current planning application.
Planning application 97/0287 sought approval in principle for the demolition of existing property and construction of sheltered housing on the application site. This previous planning application was initially considered and approved on the 4th July 1997, with the initial approval decision notice issued on the 11th July 1997.
Planning application 97/0288 sought approval in principle for the demolition of existing property and construction of nursing home on the application site. This previous planning application was initially considered and approved on the 4th July 1997, with the initial approval decision notice issued on the 11th July 1997.
Laxey Village Commissioners object to the planning application. The grounds for their objection can be summarised as concern that the proposed development is an over-intensive form of development, that the design of proposed building is not appropriate for the historic setting of Laxey, that levels of car parking provision are inadequate, that levels of amenity space are lacking, and that there are highway safety implications.
The Department of Transport Highways Division do not oppose the planning application.
The Department of Transport Drainage Division do not oppose the planning application subject to the imposition of conditions.
Manx National Heritage does not directly object to the planning application but express concern regarding the scale of the proposed development and its impact on the historic setting of Laxey.
The Isle of Man Water Authority requests that an informative note be attached to any approval decision notice. The Manx Electricity Authority requests that an informative note be attached to any approval decision notice. The Disability Access Office recommends that the needs of disabled access be taken into account.
The Isle of Man Fire and Rescue Service recommend that the developer discuss the provision of appropriate fire precaution measures with them.
The Society for the Preservation of the Manx Countryside and Environment objects to the planning application. The grounds for their objection can be summarised as concern that the vehicular access arrangements to the site are dangerous and that the grounds conditions are questionable.
Laxey and Lonan Heritage Trust express concerns regarding the potential impact on tunnels and tracks that may cross the application site.
The Estates and Housing Directorate recommend that the site is suitable for the requirement of affordable housing in accordance with the Strategic Plan and recommend that this is required if the scheme is permitted.
A significant number of objections to the planning application have been received from public third parties. These objections can be summarised as concerns regarding the level of development proposed on the application site, the visual impact of the proposed building, the height of the proposed building, the effect on the historic setting of Laxey, the level of car parking provision, the impact on highway safety, the adequacy of sewage disposal for the proposed development, the impact on development on sun light, the impact of development on privacy, the ground conditions on the application site, and the impact of construction disturbance.
In terms of land use designation the application site is within a wider area of land that is designated as predominantly residential use on the current Laxey and Lonan Area Plan. The site is adjacent to, but not within, Laxey Conservation Area.
In terms of local plan policy the application site is referred to at paragraph 4.66 of the Laxey and Lonan Area Plan Order 2005 as a potential site for residential development, although there is no site specific policy for the application site. The Local Plan contains one policy that is specifically material to the assessment of this current planning application, policy L/RES/PR/1 which 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 contains a number of policies that are material to the assessment of this current planning application. Of these it is considered that General Policy 2, Environment Policy 36, Housing Policy 4, Housing Policy 5, Housing Policy 6, Recreation Policy 3, Transport Policy 4 and Transport Policy 7 are specifically material to any assessment.
General Policy 2 relates to general material considerations and 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:
Environment Policy 36 relates to the setting of Conservation Areas and states:
"Where development is proposed outside of, but close to, the boundary of a Conservation Area, this will only be permitted where it will not detrimentally affect important views into and out of the Conservation Area."
Housing Policy 4 relates to the location of residential development and states:
"New housing will be located primarily within our existing towns and villages, or, where appropriate, in sustainable urban extensions of these towns and villages where identified in adopted Area Plans: otherwise new housing will be permitted in the countryside only in the following exceptional circumstances:
Housing Policy 5 relates to affordable housing provision and states:
"In granting planning permission on land zoned for residential development or in predominantly residential areas the Department will normally require that 25% of provision should be made up of affordable housing. This policy will apply to developments of 8 dwellings or more."
Housing Policy 6 relates to material considerations and states:
"Development of land which is zoned for residential development must be undertaken in accordance with the brief in the relevant area plan, or, in the absence of a brief, in accordance with the criteria in paragraph 6.2 of this Plan. Briefs will encourage good and innovative design, and will not be needlessly prescriptive."
Paragraph 6.2 refers back to General Policy 2.
Recreation Policy 3 relates to amenity space provision and states:
"Where appropriate, new development should include the provision of landscaped amenity areas as an integral part of the design. New residential development of ten or more dwellings must make provision for recreational and amenity space in accordance with the standards specified in Appendix 6 to the Plan."
Transport Policy 4 relates to highway safety and states:
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