9 May 2011 · Senior Planning Officer (delegated under Article 3(13) of the Town and Country (Development Procedure) Order 2005)
The Mariners, South Cape, Laxey, Isle Of Man, IM4 7jb
Mr Jason Millar applied to extend the driveway serving his residential property at The Mariners by removing two mature ash trees, infilling land, and constructing a retaining wall to form a level turning area and parking space adjacent to the coast road.
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The officer noted the proposal provides a clear highway safety benefit by enabling vehicles to turn around and exit forward, outweighing the loss of two trees whose quality did not justify refusal.
Residential Policy 1 of Laxey and Lonan Area Plan Order 2005
Policy permits alterations and extensions to existing property in residential areas if sympathetic to the character and appearance of the building and surrounding area. The officer considered the driveway extension appropriate within this residential zone.
General Policy 2
Requires development to respect site/surroundings, not adversely affect landscape/townscape, public sea views, residential amenity, highway safety, or prejudice adjoining land. Officer tested against criteria including highway safety (satisfied via turning facility), sea views (not significantly harmed), tree loss (outweighed by safety), and visual impact (modest). Paragraph 8.12.1 presumes in favour of extensions in built-up areas without adverse impacts.
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.s D423-PA-01 and D423-PA-02 date stamped the 21st March 2011.
Do not oppose
Approval / recommend approval
No objection subject to no discharge of surface water to foul sewer
No formal objection but adequate controls needed near operational railway
Multiple statutory consultees raised no objections with conditions related to highways, drainage, biodiversity, and railway safety, while local residents objected due to visual impact and potential overdevelopment, but Laxey Village Commissioners supported the application.
Key concern: obstruction of public sea views from the A2 road
Department of Community, Culture and Leisure Public Transport Division
Conditional No ObjectionThe Department do not wish to formally object to the application; however should the application be approved we would wish that adequate controls are put in place whilst work is undertaken in the vicinity of an operational railway.
Conditions requested: adequate controls are put in place whilst work is undertaken in the vicinity of an operational railway; care is taken to mitigate the risks to the actual structure and prevention of damage to the Manx Electric Railway tracks below the construction site
Isle of Man Water and Sewerage Authority Drainage Division
Conditional No ObjectionNo Objection: - subject to the following conditions:-
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); 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.
DEFA Forestry, Amenity & Lands Directorate
Conditional No ObjectionBearing in mind the reason for the application (road safety), I suggest that if the Planning Committee is otherwise minded to provide consent, that this be on condition that the area of scrub and bank immediately below the proposed retaining wall is protected during development work
Conditions requested: the area of scrub and bank immediately below the proposed retaining wall is protected during development work; care is taken with regard to the clearance of the vegetation and trees on the development area
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.
Laxey Village Commissioners
Supportthe Board recommends approval of the above application.
