29 November 2017 · Planning Committee
Ballacregga Corn Mill, Mines Road, Laxey, Isle Of Man, IM4 7nl
The proposal involves changing the use of an existing balcony on the south elevation of the Salmon Lake Centre from maintenance and fire escape only to a seating area associated with the multi-function centre and restaurant.
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The officer concluded the proposal would not harm neighbouring residential amenity or the character of the conservation area and landscape, complying with Environment Policies 2, 22, and 35.
Conservation Area Policy 4 of Laxey and Lonan Area Plan Order 2005
Requires special attention in Conservation Areas to preserve or enhance character and appearance. The officer assessed the existing balcony's visual integration with the building (timber spindles matching doors/windows, partial tree screening) as posing no harm to the Laxey Conservation Area.
Policy L/CRB/PR/6 - Laxey Wheel and the Mines Complex
Recognises importance of Laxey Wheel/mines for UNESCO status. Noted as context but no specific tension; proposal's minimal change deemed compatible.
General Policy 3
Applicable as land not zoned for development, but change of use principles considered under other policies.
Environment Policy 2
Protects AHLV character unless no harm shown. Balcony's rear position, screening, and existing nature found not to harm landscape quality.
Environment Policy 22
Prohibits unacceptable harm from noise etc. to amenity. Site visit confirmed river noise, vegetation, and 15m distance attenuate conversational noise; conditions provide control.
Environment Policy 35
Permits only development preserving/enhancing Conservation Areas. Existing balcony's appearance read as part of building with no visual harm.
No main entrance or exit
The balcony and adjacent area in front of the building shown on drawing no. 243.1.11 on the south elevation cannot be used as a main entrance or exit to the function centre. Reason: To protect the residential amenity.
Restricted hours of use
The use of the balcony and adjacent area in front of the building shown on drawing no. 243.1.11 on the south elevation may be used only between the hours of 9am and 11pm Sunday to Thursday and between the hours of 9am and midnight on Friday to Saturday. Reason: To protect the residential amenity.
do not oppose
add their support to the application highlighting how the premises are currently used and how the balcony area would be utilised as part of the restaurant
provide a degree of history of how the premises came about and its evolution. Further comment has been provided concerning matters with the adjacent property owners at Millstream Cottage
Garff Commissioners raised concerns about potential noise nuisance from balcony use and recommended assessing impact on neighbours; Highways Division does not oppose as no impact on public highway.
Key concern: noise nuisance to neighbours from balcony use
Garff Commissioners
It was noted that the original planning permission for this facility did not permit use of the balcony due to concerns about noise nuisance.; The effect on neighbours in the immediate vicinity needs to be assessed by the Planning Officer and the Committee.; Although not a planning matter, it was also anticipated that the extended use of the balcony would need referral to the Licensing Authorities.
Department of Infrastructure (DOI) Highways Division
No ObjectionDo not oppose; DNO; The proposals are not considered to have any impact on the public highway.
