14 November 2008 · Acting 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
The proposal involves replacing an existing flat-roofed sun room and concrete balcony on a detached dwelling with a larger pitched-roof kitchen extension on the south side and a bigger balcony on the east side featuring wooden beams, stainless steel and glass balustrading supported by galvanised steel posts.
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The principle of residential development is accepted due to the site's designation as residential under the Laxey and Lonan Area Plan Order 2005 and the general presumption in favour of such developme…
Residential Policy 1 of Laxey and Lonan Area Plan Order 2005
Permits alterations and extensions to existing properties in residential areas if sympathetic to the character and appearance of the building and surroundings. Officer assessed the proposal as compliant, noting the pitched roof extension and materials for the balcony respect the site's residential character and do not harm visual amenity despite prominence.
General Policy 2
Requires development in accordance with zoning to respect site/surroundings in siting, scale, design; not adversely affect character, amenity, road safety, or views/services. Officer confirmed compliance, emphasising acceptable visual impact, no harm to public/private amenity, limited MER effects, and adequate site standards.
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 1374-01 and 1374-02 date stamped the 22nd August 2008.
Surface water drainage
There must be no discharge of surface water to the main foul sewer.
Do not oppose
No objection subject to condition on no surface water discharge to foul sewer
Drainage Division and Highways Division raised no objection (with conditions from Drainage). Tourism and Leisure Department and Laxey Village Commissioners raised concerns about proximity to Manx Electric Railway and design issues.
Key concern: close proximity of balcony to Manx Electric Railway line risking bank stability and health/safety hazards
Department of Transport Drainage Division
Conditional No Objection"No 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) so as to comply with the requirements of the Department of Transport Drainage Division and the Sewerage Act 1999.; The use of soakaways are subject to Building Control approval and if this approval is not granted, the Drainage Division would not give permission for the discharge of surface water into the existing foul system and an alternative means of disposal would have to be sought.
Department of Tourism and Leisure
No CommentThe proposed development is adjacent to the Manx Electric Railway (MER) line.
Laxey Village Commissioners
Objectionthe Board recommends refusal of the planning application
Conditions requested: use of an appropriate wooden balustrading
Highways Division
No ObjectionDo not oppose
