8 September 2021 · Head of Development Management (Stephen Butler)
The Shore Hotel, Old Laxey Hill, Laxey, Isle Of Man, IM4 7da
The proposal involves demolishing existing rear structures, cat-slide extensions, and smaller additions at the Shore Hotel, a two-storey public house and registered building at the bottom of Old Laxey Hill in Laxey Conservation Area, to make way for a new consolidated two-storey extension (24m long, 8.6m wide, 9m ridge…
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The officer assessed the demolition against a presumption in favour of retaining buildings making a positive contribution to the Conservation Area (ENV35, ENV39, PPS1/01 RB/6, CA/6), considering the b…
Strategic Policy 4
Requires protection/enhancement of Conservation Areas and Registered Buildings. Officer found demolition acceptable as rear structures make negligible contribution, with replacement enhancing vitality without harm to setting.
Environment Policy 35
Permits development preserving/enhancing Conservation Area character. Demolition assessed via condition, repair costs, retention efforts, replacement merits; rear buildings' ad hoc alterations reduce historic value, loss has negligible impact.
Environmental Policy 39
Presumption to retain positive contributors in Conservation Areas. Rear structures lack positive standalone contribution due to alterations; main pub retains area character.
Community Policy 4 of Isle of Man Strategic Plan 2007
Supports brownfield redevelopment for vitality, employment. Proposal revitalises underused site in Laxey centre with restaurant/tourist expansion.
Time limit
The works hereby granted registered building consent shall be begun before the expiration of four years from the date of this consent. Reason: To comply with paragraph 2(2)(a) of schedule 3 of the Town and Country Planning Act 1999 and to avoid the accumulation of unimplemented registered building consents.
no objection to concurrent PA 21/00336/B; size and scope of rear extension acceptable; additional parking adequate despite local shortages; positive benefit to Old Laxey
do not oppose subject to conditions; parking increase to 32 acceptable given linked trips and local availability; adequate size, manoeuvring, visibility; conditions for layout, bicycle parking, EV points
bat survey adequate, no impact on bats; support bat roosting facilities; note nesting birds obligations
DEFA Ecosystem/Biodiversity raised bat and bird concerns requiring surveys prior to determination but later confirmed adequate surveys allowing no objection with bat roost recommendations; Isle of Man Natural History & Antiquarian Society objected to the design for not preserving…
Key concern: objection to demolition and design impacting Conservation Area character by Isle of Man Natural History & Antiquarian Society
DEFA Ecosystem Policy
Conditional No ObjectionThe presence or absence of protected species... should be established before planning permission is granted; The presence of bats and nesting birds will not prevent the property from being demolished but provision must be shown for their ongoing protection
Conditions requested: preliminary assessment for roosting bats and breeding birds by suitably qualified ecologist prior to determination; if evidence found, further surveys and mitigation report for approval prior to determination; thorough check for nesting birds prior to starting works
DEFA Biodiversity
No Objectionan adequate level of survey has been undertaken and adheres to best practice guidelines; the development could proceed without impacting on legally protected bats
Conditions requested: thorough check for nesting birds prior to starting any works; inclusion of bat roosting facilities in the development design
Isle of Man Natural History and Antiquarian Society
ObjectionIsle of Man Natural History & Antiquarian Society therefore OBJECTS to the current design proposed; any redevelopment on the site would seek to justify demolition of the old stone buildings on the site, something which has previously been refused
Conditions requested: if consent given, Manx stone traditionally laid on gable wall of extension and low walls of covered seating area facing river; thinner metal uprights to support flat roof
Department of Infrastructure Highways Division
Conditional No ObjectionDo not oppose with condition/comment; DNOC on 16.04.2021
Conditions requested: conditions as referenced in responses to PA 21/00336/B
Highway Services
Conditional No ObjectionWe continue to not oppose this proposal with conditions as referenced in our responses to PA 21/00336/B
Conditions requested: conditions as referenced in responses to PA 21/00336/B
