29 March 2017 · Delegated - Senior Planning Officer (Sarah Corlett)
Methodist Sunday School, Glen Road, Laxey, Isle Of Man, IM4 7ah
The proposal involves converting a disused traditional single-storey Sunday School building on Glen Road, Laxey, into a family home by adding a first floor with flush pitched roof dormers, demolishing a flat-roof extension and replacing it with a two-storey extension, installing a new arched timber door, and creating t…
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The officer determined the proposal acceptable in principle as the site is in a predominantly residential area under the Laxey and Lonan Local Plan.
General Policy 2
Requires development to respect site/surroundings in siting, scale, form, design; not adversely affect townscape character, amenity, highway safety, or parking. Officer assessed proposal complies post-amendments, with dormers, extensions, and repairs enhancing rather than harming Conservation Area streetscene and neighbour amenity.
Environment Policy 35
Permits only development preserving/enhancing Conservation Area character, protecting special features. Key test was impact of dormers and two-storey extension; initial taller/flat-roofed dormers raised concerns, but amendments improved design, preserving building while providing accommodation, deemed an enhancement.
Transport Policy 4
Requires highways to safely accommodate development traffic. Initially deficient visibility splays and tracking led to deferrals; amended plans satisfied requirements for access from private track, u-turn space, and two parking spaces.
Housing Policy 17
Permits building conversions to flats with adequate amenity, outlooks, and parking. Assessed as providing pleasant clear outlooks from principal rooms (e.g., south-facing arched window, dormer windows) and on-site parking.
Conservation Area Policy 4 of Laxey and Lonan Area Plan Order 2005
Requires special attention in Conservation Areas to preserve/enhance character per Act. Officer paid special regard to streetscene contribution of retained building amid mixed one/two-storey dwellings.
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.
Parking and turning areas
The development hereby approved shall not be occupied or operated until the parking and turning areas have been provided in accordance with the approved plans JTM-095-P-06 REV B. Such areas shall not be used for any purpose other than the parking and turning of vehicles associated with the development and shall remain free of obstruction for such use at all times. Reason: To ensure that sufficient provision is made for off-street parking and turning of vehicles in the interests of highway safety.
Obscure glazing
Obscure glazing (Pilkington level 5 or equivalent) shall be installed in the two northern most first floor section windows within the western elevation (as shown on drawing JTM-095-P-07 REV A) and shall be maintained as such thereafter. Reason: To preserve the amenities of the occupants of the adjacent dwelling.
recommended an approval
initially requested deferrals for access details and vehicle tracking; following amended plans JTM-095-P-06, proposal is acceptable and does not oppose
Bat report provided (Sept). No evidence of use
Garff Commissioners provided two consultation responses on application 16/01210/B, both stating no objections to the proposed conversion of the Methodist Sunday School to residential accommodation including first floor creation, new vehicular access, and parking alterations.
Garff Commissioners
No ObjectionThere were no objections to these proposals.
Garff Commissioners
No ObjectionThe Commission has no objection to these amendments.
