5 February 2013 · Delegated - Senior Planning Officer (Anthony Holmes)
The New Inn, New Road, Laxey, Isle Of Man, IM4 7hs
The proposal involved demolishing the existing New Inn public house and replacing it with four two-storey detached dwellings and nine parking spaces on a site that includes hardstanding and a vegetated area with eight trees.
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The officer concluded the principle of residential development was acceptable as it accords with the site's mixed/residential zoning and loss of the public house was justified by accountant's evidence…
Policy L/OSNC/PR/6 of The Laxey and Lonan Local Plan 2005
Policy presumes against tree removal in the study area except commercial plantations, including for development. Officer applied strictly to eight self-seeded sycamores as prominently visible and beneficial to amenity; no exceptions justified despite possible self-seeded status, as policy does not differentiate tree types. Loss detrimental to green street scene, failing public amenity test.
General Policy 2
Requires development to provide safe access, adequate parking/manoeuvring, and not harm highway safety. Nine spaces met numerical standard but dimensions (4.9m x 5m spacing) failed manoeuvring requirements per Highways consultee, risking on-street parking on busy coastal route. Other tests (design, amenity, landscape) passed.
Residential Policy 1 of Laxey and Lonan Area Plan Order 2005
Permits residential development in designated residential areas. Site part residential/part mixed use; principle of housing accepted.
Transport Policy 7
Requires parking per Appendix 7 standards (2 spaces/unit, one in curtilage). Number complied but layout/size did not; no relaxation justified as not in Conservation Area, Registered Building, or near bus justifying reduced parking.
Community Policy 4
Permits loss of public house if non-viable. Accountant's letter accepted despite lacking accounts, supported by nearby Queens Hotel.
Environment Policy 36
Permits development adjacent to Conservation Area if no harm to views. Dwellings' form/design in keeping; no undue harm.
recommend that the planning application be approved
no objection subject to conditions on sewer connection and no surface water to foul drains
Mixed responses including objection from Highways Division on parking and manoeuvring, conditional no objections from Water Authority and Manx Electricity Authority, advice from Minerals, support from Laxey Village Commissioners, and objections from local residents on plans, trees, parking, excavations, and overdevelopment.
Key concern: inadequate parking and manoeuvring space in contravention of GP 2(h) of the IoM Strategic Plan
Highways Division
ObjectionThe proposed junction meets current standards of visibility. There are sufficient car parking spaces provided, however the size and layout of the spaces does not meet current standards.
Manx Electricity Authority
Conditional No ObjectionSee Note 2; the applicant must contact the Authority
Conditions requested: Contact the M.E.A. Planning Department (Tel. 687781), to discuss the electricity supply for this application; Contact our Network Operations Department, Manx Electricity Authority, (Tel. 687687) to discuss working practices around Cables and Overhead Lines which may be required to be diverted before any work can be carried out on site; Contact the M.E.A. for Electrical Site Safety 5 documents, (Tel. 687766), before any work is carried out on site; All work to be carried out with reference to Health and Safety Executive Guidance Notes HS(G)47 & GS6
Isle of Man Water and Sewerage Authority
Conditional No ObjectionNo Objection: - subject to the following conditions
Conditions requested: The proposed development must be connected to the public sewer(s) in a manner acceptable to the Isle of Man Water & Sewerage Authority and on terms and conditions, which must be agreed with the Authority prior to the commencement of any building works. It is also a legal requirement under the Sewerage Act 1999 that the Authority be advised, in advance, of the date of the connection of each dwelling to the public sewer(s); There must be NO discharge of surface water (directly or indirectly) from this proposed development to any foul drainage system(s) so as to comply with the requirements of the Isle of Man Water & Sewerage Authority and the Sewerage Act 1999
Department of Economic Development (Minerals)
No Commentif this is the case, the applicant will need to contact the Department of Economic Development to determine whether a mineral licence would be required as set out in the Minerals Act 1986 as amended by the Minerals (Amendment) Act 2006
Conditions requested: the applicant will need to contact the Department of Economic Development to determine whether a mineral licence would be required
Laxey Village Commissioners
Supportthe Board recommends approval of the application
