28 April 2011 · Senior Planning Officer (delegated under Article 3(13) of the Town and Country (Development Procedure) Order 2005)
Sycamore Cottage, Glen Road, Laxey, Isle Of Man, IM4 7an
Sycamore Cottage is a three-bedroom house in Glen Road, Laxey, within the Laxey Conservation Area, originally a single-storey T-shaped masonry structure later extended with a single-storey garden room.
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The proposal was considered appropriate for the large plot which could readily accommodate the extensive alterations and extension while retaining substantial garden area.
Residential Policy 1 of Laxey and Lonan Area Plan Order 2005
Requires alterations/extensions to existing property in residential areas to be sympathetic to the character and appearance of the building and surrounding area. Officer assessed the proposal as sympathetic given the large plot, retained garden, and design matching existing two-storey section.
Conservation Area Policy 4 of Laxey and Lonan Area Plan Order 2005
Requires special attention in Conservation Areas to preserve or enhance character/appearance. Assessed as appropriate design within street scene and Conservation Area setting, enhanced by amended fenestration.
General Policy 2
Requires development to respect site/surroundings in siting, scale, design; no adverse amenity/highway impact. Proposal met criteria: appropriate scale on large plot, no amenity/highway harm, sympathetic design.
Environment Policy 35
Permits only development preserving/enhancing Conservation Area character. Proposal preserved/enhanced via traditional detailing and revisions addressing local concerns.
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 the drawing no.s 01, 02, 03, 04, 05, 06, 07, 08, 09, 10, 11, 13 and 14 date stamped the 16th February 2011 and drawing no. 12A date stamped the 24th March 2011.
No objection subject to no surface water discharge to foul drainage
Do not oppose; has no adverse traffic management, parking or road safety implications
Recommend approval (after withdrawal of initial objection following amended plans)
Water Authority Drainage Division raised no objection subject to surface water drainage conditions; Laxey Village Commissioners initially objected due to insufficient drawings but later withdrew the objection and recommended approval; Highways Division had no objection.
Key concern: Portfolio drawings supplied do not provide sufficient information for an informed decision to be made
Isle of Man Water and Sewerage Authority Drainage Division
Conditional No ObjectionNo Objection: - subject to the following conditions:-; The application states that the surface water from the proposed development is to be discharged to the "existing drainage". If this “existing drainage” discharges (directly or indirectly) to the foul sewerage system then it should be noted that an alternative means of surface water disposal must be provided.
Conditions requested: There must be NO discharge of surface water (including that from roofs and paved areas) from this proposed development to any foul drainage system(s) so as to comply with the requirements of the Isle of Man Water & Sewerage Authority, Drainage Division and the Sewerage Act 1999
Laxey Village Commissioners
ObjectionThe Board refuse the application on the grounds the portfolio drawings supplied do not provide sufficient information for an informed decision to be made.
Conditions requested: Traditional front, side and plan elevation drawings of both the existing dwelling and proposed alterations are provided for their deliberation
Laxey Village Commissioners
SupportThe Board wishes to withdraw their letter of objection dated 04.03.11 which related to the drawing supplied and now recommends approval of the above application.
Highways Division
No ObjectionDo not oppose has no adverse traffic management, parking or road safety implications
