23 February 2022 · Head of Development Management (Stephen Butler)
Cronk-E-Chule, Wheel Hill, Laxey, Isle Of Man, IM4 7nl
The proposal involves adding a long external concrete staircase with a balcony and stone facing to the north side of the existing two-storey garage block, creating first-floor access, along with a store room below, new accoya wooden and other windows, internal toilet, and removal of an internal staircase.
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The officer applied the statutory Conservation Area test first, concluding the works would preserve the character as the property is in its own grounds away from Mines Road with minimal views from the…
Housing Policy 16
Allows residential extensions in the countryside where they would not detract from the countryside; for non-traditional dwellings, they must not increase overall public view impact. Officer assessed the staircase and alterations as having limited countryside impact due to site in own grounds east of Mines Road, with minimal visibility from Laxey Wheel.
Environment Policy 35
Seeks to preserve or enhance the character and appearance of Conservation Areas. Combined with statutory test under Section 18(4) Town and Country Planning Act 1999; officer found proposal preserves Conservation Area due to minimal views from public/Ancient Monument and matching materials.
Planning Policy Statement 1/01 - Conservation of the Historic Environment of the Isle of Man
Provides policies for alteration/replacement of windows and works in Conservation Areas. Officer noted alterations to garage roof and new windows acceptable with minimal impact.
Strategic Policy 4
Protects Ancient Monuments like Laxey Wheel. Officer considered proximity but found minimal impact from proposed views.
General Policy 3
Protects countryside; site not zoned for development and proposal does not meet exception criteria, but allowed under HP16 for extensions.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice. Reason: To comply with Article 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
Ancillary use only
The garage and store above hereby approved shall only be used only in association with the main dwelling house "Cronk-E-Chule" and for purposes incidental to the use of main dwelling house "Cronk-E-Chule" as a single dwelling, for no commercial purposes and shall not be occupied as an independent dwelling unit and only in accordance with the internal layout shown on plan 2021-094-005 received on the 6th January 2022. Reason: the dwelling is within a single residential plot within an area not designated for development and has only been considered acceptable for the reasons identified within the application. The application does not propose to create separate units of accommodation within the site and has not been considered as such.
No Highways Interest. (20.01.22)
No objections. (04.02.22)
Both DOI Highways Division and Garff Commissioners responded with no objections to the application, noting no significant impacts on highway safety or visual amenity.
Department of Infrastructure (DOI) Highways Division
No ObjectionAfter reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and /or parking.; The Applicant is advised to consider installing an electric vehicle charging point
Garff Commissioners
No ObjectionThese extensions appear modest and should not cause any significant visual impact or other intrusion.; No objection.
