19 June 2023 · Delegated - Principal Planner (Jason Singleton)
Workshop, Glen Road, Laxey, Isle Of Man, IM4 7aj
The proposal involves converting a disused two-storey rendered stone building and a single-storey brick warehouse with asbestos roof into one dwelling for permanent residential and self-catering holiday let use.
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The proposals meet the tests of Section 18 of the Town and Country Planning Act 1999 as the character of the Conservation Area is being preserved, since the existing buildings do not positively contri…
General Policy 2
Requires development to respect site/surroundings in siting, scale, design; not adversely affect conservation area character, amenity, flooding risk. Officer assessed proposal preserves townscape through refurbishment of non-contributory buildings, like-for-like window replacements, appropriate materials.
Strategic Policy 4
Requires protection/enhancement of Conservation Areas. Proposal preserves Laxey Conservation Area character as existing buildings do not contribute positively and refurbishment is beneficial.
Environment Policy 35
Permits only development preserving/enhancing Conservation Area character. Existing buildings' poor condition and non-traditional features mean refurbishment enhances overall area without harm.
Environment Policy 13
Prohibits development causing unacceptable flood risk. Ground floor bedroom removed, flood-resistant materials conditioned, ensuring no unacceptable risk in high flood zone.
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.
No ground floor bedrooms
No bedroom accommodation is to be provided at ground floor level. Reason: To ensure that the proposed dwelling is safe in itself, and does not result in an unacceptable risk from flooding.
Flood resistant materials
Prior to the commencement of works, details of the flood resistant ground floor doors, windows and full height glazing are to be submitted to and approved in writing by the Department. Thereafter, the works are to be carried out in accordance with the approved details. Reason: To ensure that the property is adequately protected against flood risk.
Rear patio lighting
Prior to the commencement of works, a plan of the rear patio showing details of all external lighting is to be submitted to and approved in writing by the Department. Thereafter, the works are to be carried out in accordance with the approved details. Reason: To ensure that the development does not adversely impact the fish spawning ground in Laxey River.
No significant negative impact upon highway safety, network functionality and/or parking
No objections and recommend approval
No objections provided no adverse effect on adjacent watercourse and no direct exterior lighting onto river
Highway Services, Garff Commissioners, and DEFA Fisheries raised no objections to application 23/00228/B, with advisory comments; DEFA Biodiversity raised no objection but advised checks for bats and nesting birds; Flood Risk Management initially objected but later provided condi…
Key concern: no sleeping accommodation permitted on the ground floor of a property within a flood zone
Highway Services HDC
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 that to consider installing cycle parking storage to aid Active Travel objectives.
Highway Services HDC
No ObjectionHighways Development Control notes the amendments uploaded on 27 April 2023 and makes no further comments to those made on 17 March 2023.
DEFA Biodiversity
No ObjectionThe Ecosystem Policy Team would like to alert the applicant to the potential for nesting birds and roosting bats in the property because of the large number of open entry points into the building; We are not requesting an assessment by a suitably qualified ecologist
Conditions requested: thorough checks for nesting birds prior to the blocking of entrances into the building and before the alterations take place; thorough checks for bats prior to the blocking of entrances into the building and before the alterations take place; If nesting birds or roosting bats are found or suspected then the works must stop and the Ecosystem Policy Team be contacted
Garff Commissioners
No ObjectionThe Board of Garff Commissioners has no objections to these proposals and recommend approval.
DEFA Fisheries
Conditional No ObjectionDEFA, fisheries have no objections to this development from a fisheries perspective, provided that there is no adverse effect on the adjacent watercourse.
Conditions requested: precautions will be needed to reduce the possibility of harmful materials such as concrete or washings entering the river; no direct exterior lighting be directed onto the river
Department of Infrastructure Flood Risk Management Division
No CommentFRM would like to see a Flood Risk Assessment before making any further comment.
Department of Infrastructure Flood Risk Management Division
ObjectionFRM firmly recommend that no sleeping accommodation be permitted on the ground floor of a property within a flood zone.
Conditions requested: FRM would insist on the FRA being conditioned should this Planning Application be permitted. Flood resistant materials, doors and electrics above flood level.
Department of Infrastructure Flood Risk Management Division
Conditional No ObjectionA FRA has been received and reviewed - FRM firmly recommend that no sleeping accommodation be permitted on the ground floor of a property within a flood zone.
Conditions requested: As per the FRA and revised plans (26 May 2023) there should be no sleeping accommodation permitted on the ground floor
