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The application site comprises the curtilage of a detached dwelling that is located on Glen Road in Laxey.
The proposed development comprises of alterations to the dwelling, the erection of a two storey extension, amendments to the vehicular access and the creation of additional parking provision.
PLANNING HISTORY There are no previous planning applications that are considered material to the assessment of this current planning application. REPRESENTATIONS
Laxey Village Commissioners object to the planning application on the grounds that they consider the proposed development to be an over-development of the site that is un-neighbourly and that fails to provide sufficient car parking provision.
The Department of Transport Drainage Division have no objection to the planning application subject to the imposition of conditions. The Department of Transport Highways Division do not oppose the planning application subject to the imposition of conditions. PLANNING POLICY
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 with Laxey's 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)."
The planning application proposes to alter and extend the property contained within the application site by the erection of a two storey rear extension and the widening of the driveway. The general internal living arrangements of the dwelling are re-arranged as a consequence of the proposed development, with additional habitable accommodation on the ground floor and an additional bedroom on the first floor. As well as extending the building the planning application proposes improved vehicular access provision for the property.
In terms of impact, whilst the proposed extension does result in a large dwelling it is considered to still sit comfortably within the application site and for there to be appropriate garden space remaining for the property. Whilst the proposal does extend the projection of the rear of the dwelling it has to be recognised that the dwellings along Glen Road vary in their form and position on their respective sites. The difference between and effect of the proposed dwelling on its two direct neighbours is considered acceptable. There are no side windows proposed within the new rear extension and, as such, there are no overlooking or loss of privacy issues arising from the proposed development. As such the proposal does not adversely affect public or private amenity and is therefore in accordance with policy L/RES/PR/1.
The general street scene is largely unchanged by proposed development, as the extension is to the rear and would be mostly hidden from public view. For these reasons the proposed development is considered to be acceptable within the context of the character of the Conservation Area and accords with policy L/CRB/PR/4.
The planning application proposes alterations to the vehicular access arrangements. These are generally seen as an improvement on the current situation and are not opposed by the Highway Authority. It would be prudent to require additional detail of this aspect to be submitted and for them to be constructed prior to the commencement of the erection of the extension.
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 Commissioner; The Department of Transport Highways Division; and The Department of Transport Highways Division.
Recommended Decision: Permitted
Date of Recommendation: 28.03.2007
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 060820-01 and 060820-02 date stamped the 1st February 2007.
C 3. Prior to the commencement of development details of the proposed vehicular access arrangements must be submitted to and approved by the Planning Authority. Such details must include provision for sight lines of a minimum of 2 metres by 18 metres. The access arrangements must be set out as approved prior to the commencement of the construction of the rear extension.
C 4. The external finishes of the extension must match those of the existing building in all respects.
C 5. There must be no discharge of surface water to the main foul sewer.
I confirm that this decision accords with Government Circular Nos 44/05 (Delegation of Functions to Director of Planning and Building Control) and 47/05 (Delegation of Functions to Senior Planning Officer)
Decision Made : Permitted Date: 24/07
Signed : M. I. McCauley Director of Planning and Building Control
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