31 March 2017 · Delegated - Senior Planning Officer (Sarah Corlett)
Laxey Laundry, Glen Road, Laxey, Isle Of Man, IM4 7ab
The site is the curtilage of the Deepdale Laxey Launderette on Glen Road, Laxey, within the Laxey Conservation Area and designated for residential/retail/offices/tourism uses. The proposal demolishes existing single-storey buildings and replaces them with a two-storey structure containing two holiday apartments (one pe…
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The officer assessed the proposal against Strategic Plan policies, concluding it complies as it fits the tourism designation in the Laxey and Lonan Area Plan and respects the site and surroundings in …
General Policy 2
Requires development in line with Area Plan zoning to respect site/surroundings in siting/layout/scale/design/landscaping (b), not adversely affect townscape character (c), and not harm resident amenity/locality character (g). Officer assessed proposal fits tourism zoning, design mirrors neighbour proportions/reveals/roof pitch for symmetry, setback ramp/terrace reduces impact, and no amenity harm, thus compliant.
Environment Policy 35
Permits only development preserving/enhancing Conservation Area character, protecting special features. Officer found front elevation mirrors Andania for symmetry, Manx stone wall/glazed screen unifies with highway, projecting glazed 'door' on east adds interest, replaces poor-form building, despite greater mass, thus preserves/enhances.
Transport Policy 4
Highways must accommodate generated traffic/pedestrians safely per environmental objectives. Assessed via Highways consultation; initial concerns on manoeuvring/visibility/ramp resolved by amendments (widened access 3.6m to 6.2m, 4 spaces), confirmed acceptable.
Transport Policy 7
Requires parking per current standards. Proposal provides 4 spaces for two 2-bed apartments (1 per bedroom), lesser demand for tourist use vs residential; internal access 4.7-4.8m wide adequate post-amendments, conditioned for provision.
Laxey and Lonan Area Plan Policy L/CP/PR/2
Requires 3 spaces/unit (1 in curtilage) or 1 per bedroom for apartments. Site in Residential/Retail/Offices/Tourism zone; tourist use meets standards with 4 spaces, unlike prior residential refusals.
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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
Flood protection and boundary wall
Following the demolition of the existing launderette building and prior to the undertaking of any other works, the front boundary wall must be constructed and flood protection measures implemented prior to the construction of the apartments in accordance with drawing 16/2522/02B and retained for use of the future occupiers of the apartments and the adjacent restaurant owner. REASON: To ensure the construction site is safeguarded against any flooding once the building adjacent to the highway is removed.
Window materials
The five windows on the front elevation must be framed either timber or upvc with a sliding sash mechanism and retained as such unless otherwise approved by the Department. REASON: To aid to preserve the Conservation Area.
Tourist accommodation only
The development hereby approved shall not be used or occupied other than for the purpose of short-let holiday accommodation and shall not be used as separate residential dwellinghouses. The accommodation hereby approved shall not be occupied by the same person(s) for a single period or cumulative periods exceeding 28 days in any calendar year. Reason: To ensure that the development is only used and occupied as short let holiday accommodation and to prevent the creation of an unjustified separate apartment dwellings.
Parking provision
Prior to the occupation of any dwelling the car parking and manoeuvring areas shall be provided and remain free from obstruction thereafter. Reason: To ensure that the strategic plan car parking standards are met in the interest of highway safety.
no objection
do not oppose (works near watercourse, completed Development within 9 Metres form)
does not oppose subject to condition on parking/manoeuvring
Department of Infrastructure (DoI) Highways Division opposed the application due to concerns over parking manoeuvring, access width, visibility, and gradient details; DEFA Fisheries had no objection subject to precautions near watercourse; Garff Commissioners consistently had no objections and deferred to Highways on access amendments.
Key concern: restricted manoeuvring and visibility at shared access due to narrow internal access and lack of gradient levels
Department of Infrastructure (DoI) Highways Division
ObjectionOppose; the parking area would appear restricted due to the width of the internal access into this parking area. This presents concerns in relation to vehicles being able to enter and exit the site in a forward gear; the proposal would result in an intensification of use of an access where visibility to pedestrians on the footway on Glen Road is restricted; For information the disabled access ramp does not conform to BS 8300.2010
DEFA Inland Fisheries
Conditional No ObjectionDEFA Fisheries have no objection to the proposed development, provided that these precautions are followed and there is no disturbance of the watercourse
Conditions requested: suitable precautions to reduce the possibility of harmful materials entering the river must be followed; no disturbance of the watercourse
Garff Commissioners
No ObjectionThe Commissioners had no objections to these proposals
Garff Commissioners
No ObjectionThe Commissioners have No Objections to these proposals
Garff Commissioners
No CommentThe Commissioners defer to the expertise of the Highways Authority in regard to these amendments
