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THE APPLICATION SITE AND PROPOSED DEVELOPMENT The application site comprises the curtilage of a detached dwelling on Breeze Hill in Laxey. The proposed development comprises of the erection of a garage and garden store building on the application site. PLANNING HISTORY
Whilst the application site has been the subject of previous planning applications it is considered that none of these are specifically material to the assessment of this current planning application.
REPRESENTATIONS Laxey Village Commissioners have no objections to the planning application. The Department of Transport Drainage Division do not oppose the planning application.
The Department of Transport Highways Division do not oppose the planning application.
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 also within a Conservation Area. Policy L/CRB/PR/4 of the Laxey and Lonan Area Plan Order 2005 states:
"Where an area is designated as a Conservation Area, special attention must be paid during the consideration of all planning applications within the area, to the desirability of preserving or enhancing its character or appearance in accordance with the Town and Country Planning Act 1991 (12.(4)."
In terms of strategic plan policy, although the Isle of Man Strategic Plan contains policies identifying general planning considerations that are applicable to the assessment of a planning application it is considered that there are no specific policies within the plan that are material to the assessment of this current planning application.
The proposed building is split level in design to take account of the differences in levels between the driveway for the dwelling and the dwelling's garden. The main issue to consider is the visual impact of the proposed building. In this respect the application site and location of the proposed building is well screened by a significant amount of mature trees. It is questionable whether the proposal would actually be visible from public viewpoints outside of the application site, such as the car park down on Laxey Promenade. The proposed development causes no significant harm to the amenity of surrounding residential properties.
Overall it is concluded that the proposed development is acceptable and accords with policies L/RES/PR/1 and L/CRB/PR/4 of the Laxey and Lonan Area Plan Order 2005. Accordingly, it is recommended that the planning application be approved.
It is considered that the following parties that made representations to the planning application meet the criteria of Government Circular 1/06 and should be afforded interested party status:
Laxey Village Commissioners ; The Department of Transport ; and The Department of Transport Highways Division.
Recommended Decision: Permitted
Date of Recommendation: 15.02.2008
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
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 07/6221/1 and 07/6221/2 date stamped the 27th November 2007.
C 3. There must be no discharge of surface water to the main foul sewer.
I confirm that this decision accords with Government Circular No 31/07 (Delegation of Functions to Senior Planning Officer)
Decision Made : Permitted Date : 18/2/08
Signed : Mrs F Mullen Senior Planning Officer
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