31 January 2022 · Head of Development Management (Stephen Butler)
Classy Canine, End House, The Promenade, Laxey, Isle Of Man, IM4 7dd
The site is located at the south-western end of Laxey Promenade, within a Conservation Area (most of the site) and Mixed Use zoning under the Area Plan for the East 2020. The existing two-storey building, which housed a former cafe with living accommodation above, is described as being in poor condition with peeling pa…
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The principal issue was whether the existing building makes a positive contribution to the character or appearance of the Conservation Area; the officer concluded it does not and has not for decades, …
Strategic Policy 4
Requires proposals to protect or enhance Conservation Areas and not cause unacceptable environmental pollution or disturbance. The officer assessed that demolition would enhance the Conservation Area by removing a detrimental building with no adverse amenity or environmental impacts.
General Policy 2
Permits development in line with zoning if it respects surroundings in scale, form, design, does not adversely affect townscape character or amenities. Site is Mixed Use zoned; demolition complies as it respects the Conservation Area by removing a negative feature without amenity harm.
Environment Policy 35
Permits only development preserving or enhancing Conservation Area character. Demolition enhances by removing non-contributory building.
Environmental Policy 39
Presumption in favour of retaining positive contributors; officer found building does not contribute positively, considering condition, repair costs, retention efforts, and site merits, allowing demolition.
CA/6 Demolition in Conservation Areas
Presumption against demolition of positive contributors in Conservation Areas, applying criteria like condition and alternatives; building detracts from special character, so demolition acceptable despite no new development details in this application.
RB/6 Demolition
Presumption against demolition of registered buildings unless condition, retention efforts, and alternatives justify; relevant to assessment but building found non-contributory.
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.
Landslip remediation scheme
Prior to the commencement of any development, including demolition, a scheme to address potential danger as a result of landslip, together with a method statement and programme or works, shall be prepared by an appropriately qualified engineer, and submitted to and agreed in writing by the Department. The works shall be carried out in accordance with the agreed scheme and none of the dwellings hereby permitted shall be occupied until the Department has confirmed in writing that the works have been satisfactorily been completed in accordance with the approved scheme. Reason: To ensure that the development site is appropriate for safe development, during and after demolition and construction.
Demolition method statement
The submitted Method Statement prepared by Manx Demolition Limited dated 9th December 2021 shall be undertaken in accordance with these details, unless otherwise agreed with the Department in writing. Reason: To ensure the safety and amenity of those who live, work and visit the area surrounding the site.
no objection
no highway interest
no objection
Manx Bat Group report in order, no further bat surveys required but be vigilant during works
Multiple consultees including DEFA Ecosystem Officer, Garff Commissioners, DOI Flood Risk Management, and DOI Highways Division responded with no objections to the demolition application, with the Ecosystem Officer confirming bat surveys are sufficient but advising vigilance during works.
Key concern: vigilance for bats during works
DEFA Ecosystem Policy Officer
No ObjectionI can confirm that the Manx Bat Group’s report is all in order and a suitable level of assessment has been undertaken. No further surveys for bats are required
Conditions requested: applicant is advised to be vigilant throughout any works and should bats or evidence of bats be found then works should stop and the Ecosystem Policy Team or Manx Bat Group helpline (Tel:366177) be contacted
Garff Commissioners
No Objectionthe Commissioners has no objection to this application and recommends its approval by the Planning Committee
Department of Infrastructure Flood Risk Management Division
No ObjectionDNO
Department of Infrastructure Highways Division
No ObjectionNo Highways Interest; NHI on 13.01.2022
