29 May 2019 · Planning Committee
Laxey Valley Gardens North West Corner Junction Of New Road And Captains Hill Laxey Isle Of Man
The proposal involves erecting a two-storey building measuring 4.4m wide, 5.5m deep and 6m high (3m from adjacent highways) with a flat roof, lower floor in Manx stone matching existing boundary walls, and upper floor options including Corten weathered steel, vertical timber cladding, dark render, or green wall.
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The key considerations were the principle of development on public open space and visual impacts on the Conservation Area.
General Policy 2
Requires development to respect site/surroundings in siting, layout, scale, form, design; not adversely affect townscape character, amenity, highway safety, or prejudice adjoining land. Officer assessed proposal complies as low-key building respects village setting adjacent highways, provides safe access, no traffic impact, suits industrial heritage context.
Environment Policy 35
Permits only development preserving or enhancing Conservation Area character, protecting special features. Officer found design and finishes (e.g. Corten steel relating to industrial heritage) appropriate, not prominent, preserves character despite visibility from main road; conditioned materials approval.
Recreation Policy 2
Permits loss of open space only with overall community gain and no significant unacceptable effect. Officer concluded small unused unattractive parcel lost but public toilets provide community gain for visitors, no impact on local provision or amenity.
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.
Materials approval
No development shall commence until a schedule of materials and finishes and samples of the materials to be used in the construction of the external surfaces, including roofs, have been submitted to and approved in writing by the Department. The development shall not be carried out unless in accordance with the approved details. Reason: In the interests of the character and appearance of the site and surrounding area.
Laxey and Lonan Heritage Trust objects to the proposed toilet block location due to impacts on heritage views and water supply access, while Highways Services has no objection.
Key concern: proposed location and height will impact adversely on the vista of the former Washing Floors and obstruct water lade access to Snaefell Water Wheel
Laxey and Lonan Heritage Trust
ObjectionLLHT supports fully the need for toilet facilities in this area... However LLHT feels that the proposed location and the height of the new facility will impact adversely on the vista currently enjoyed by so many; any obstruction of access to maintain the supply pipe may result in the Wheel becoming inoperative; this location detracts from the overall originality, integrity and largely untouched uniqueness of the Washing Floors
Department of Infrastructure Highways Services
No ObjectionThe proposed toilet block would not be situated on the adopted footway but close to it in an area where there is already a high level of pedestrian activity. The development should not create any new highway issues.; Highway Services does not oppose the application.; Recommendation: DNO
