1 March 2019 · Head of Development Management (Stephen Butler)
Greenbank, Glen Road, Laxey, Isle Of Man, IM4 7ar
The proposal involves replacing a vehicle repair workshop garage with a single storey detached building clad in Siberian Larch vertical boarding, corrugated metal roof, and powder coated aluminium windows, for preparing juices and food to support the applicant's nearby café.
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The officer determined the principle of development acceptable as it changes from general industrial vehicle repair to light industrial food preparation, compliant with light industrial zoning under P…
Policy L/IND/PR/1 of the Laxey and Lonan Area Plan Order 2005
Permits light industrial uses (processes suitable for residential areas without amenity detriment from noise etc.) on designated land. Officer assessed proposal as light industrial food preparation replacing general industrial garage, compliant with zoning.
Conservation Area Policy 4 of Laxey and Lonan Area Plan Order 2005
Requires special attention in Conservation Areas to preserve/enhance character per Town and Country Planning Act. Noted but assessed under Strategic Plan policies.
General Policy 2
Requires development to respect site/surroundings in scale/design, not harm townscape/amenity/highways/flood risk. Proposal complies via material amendments enhancing Conservation Area, safe access with concrete surfacing, no adverse amenity/traffic impact.
Environment Policy 35
Permits only development preserving/enhancing Conservation Area character, protecting special features. Existing building's loss acceptable as dilapidated/not key feature; new design enhances area.
Environment Policy 10
Requires flood risk assessment where potential risk exists. Site outside flood zone per indicative map; pluvial risk noted but mitigated by hygiene-resilient finishes.
Transport Policy 7
Requires parking per standards. Highways accepted reduced parking as demand lowers without customers, conditioned appropriately.
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
Notwithstanding the annotations included on the submitted drawing No.416/1/3 - 'Plans as Proposed', date-stamped as having been received 17 October 2018, the external roofing materials to be used in the development, hereby approved, shall be corrugated metal roof sheets and the windows shall be constructed from powder coated aluminium, in accordance with the details submitted by email dated 18 February 2019. The external finish to the elevations shall be Siberian Larch Vertical Boarding, as stated on the abovementioned drawing. Reason: In the interests of the character and appearance of the site and surrounding area in accordance with General Policy 2 and Environmental Policy 35 of the Isle of Man Strategic Plan 2016.
Highway surfacing
Notwithstanding the annotations included on the submitted drawing No.416/1/4 - '1/200 Site Plans', date-stamped as having been received 17 October 2018, the first 5m of hardstanding material to be used in the parking area for the development, hereby approved, adjacent to the public highway shall be made up of concrete, in accordance with the details submitted by email dated 27 February 2019. Reason: In the interests of highway safety in accordance with General Policy 2 of the Isle of Man Strategic Plan 2016.
Do not oppose subject to conditions on parking restriction (no customers), bound surfacing for first 5m, and confirmation of delivery vehicle size
Do not object
Outside high flood risk zone but recommend flood resilience measures for surface water risk; aware of site flooding history
Manx Utilities raised awareness of surface water flood risk and recommended flood resilience measures, while Garff Commissioners had no objections and supported the visual improvement.
Key concern: site at risk to flooding from surface water or pluvial sources
Manx Utilities
Conditional No Objectionthe flood risk management department are aware of this site being at risk to flooding from surface water or pluvial sources; Manx Utilities recommend that flood resilience measures are introduced into the applicants plans
Conditions requested: flood resilience measures are introduced into the applicants plans, such as ensuring that all electric points are located high up; tiling of floor coverings; cement sand render; adding salt additives to lime plaster; adding waterproof grout
Garff Commissioners
No Objectionthe proposals would greatly improve the visual impact site; There were no objections to these proposals
