12 March 2013 · Planning Committee
Spindrift, Pinfold Hill, Laxey, Isle Of Man, IM4 7hn
The proposal involves demolishing the existing poor-condition semi-detached dwelling at White Cottage and replacing it with a contemporary three-storey mono-pitched detached dwelling using smooth painted render and cedar cladding, appearing as single storey from the highway due to the site's steep 9m level drop.
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The site is within an area designated as predominantly residential use under Laxey and Lonan Area Plan Policy L/RES/PR/1, making the principle of residential development acceptable; the main issues we…
Residential Policy 1 of Laxey and Lonan Area Plan Order 2005
Permits residential development in designated residential areas if sympathetic to character; site is in predominantly residential area, so principle acceptable. Officer assessed replacement dwelling as compliant given zoning.
General Policy 2
Requires development respecting site/surroundings in siting, scale, design; no adverse impacts on amenity, highways, character, views, habitats, services; parking per standards. Officer confirmed compliance via assessments of street scene, neighbour amenity, highways, parking (with minor deviation accepted).
Housing Policy 6
Residential development per area plan brief or GP2 criteria; references GP2. Officer noted no specific brief but complied via GP2 tests.
Transport Policy 7
Requires parking per standards (2 spaces per unit, one behind front); provided 2 spaces, Highways no objection despite not fully behind front line due to site constraints and existing situation.
Time limit
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
Approved drawings
This approval relates to drawing no.5 P10-01, P10-02 rev. A, P10-03 rev. A, P10-04 rev. A and P12-01 rev. A date stamped the 21st December 2012.
Frosted glass screen
Prior to the first occupation of the dwelling the glass screen positioned at the northern end of the lower ground floor terrace, as shown on drawing no.s P10-04 rev. A and P12-01 rev. A date stamped the 21st December 2012, must be erected and glazed using frosted glass. The level of obscuration used must be no less than level 5 as detailed on the Pilkington's textured glass range or equivalent. This glass screen must be maintained as such thereafter.
Recommend approval
Do not oppose subject to condition on highway works
No objection subject to connection to public sewer and notice
Now support the proposals after discussions resolving concerns
Statutory consultees including Water Authority, Highways Division, and Lonan Parish Commissioners raised no objections to the replacement dwelling at White Cottage, with specific conditions on sewer connection and highway works; a neighbour initially objected but later withdrew concerns and supported the application.
Isle of Man Water and Sewerage Authority
Conditional No ObjectionNo Objection: - subject to the following conditions:-
Conditions requested: The proposed dwelling must be connected to the public sewer(s) in a manner acceptable to the Isle of Man Water & Sewerage Authority. All drainage works must conform to the requirements of “Manx Sewers for Adoption” and all necessary inspections/ surveys [including CCTV] are to be carried out at the developer’s expense.; In accordance with the Sewerage Act 1999, a communication fee will be payable to the Isle of Man Water & Sewerage Authority in respect of this property being connected (directly or indirectly) to the public drainage system.; Under section 4(3) of the Sewerage Act 1999 the applicant must give 21 days notice, in writing, to the Authority, prior to making any communication to the public sewer.
Highways Division
Conditional No ObjectionDo not oppose subject to the imposition of the following condition
Conditions requested: The applicant shall contact the Network Operations Section of the Department of Infrastructure prior to carrying out any works within the highway, including the installation of dropped kerbs. Telephone 686665.
Lonan Parish Commissioners
Supportthe Board recommends approval of the above Planning Application. This is subject to the approval of the Planning Committee of the Department of Infrastructure.
