26 February 2013 · Planning Committee
Creative Juices, Greenbank, Glen Road, Laxey, Isle Of Man, IM4 7ar
The proposal involves converting a two-storey vacant stone warehouse on Glen Road, Laxey, into two self-catering holiday apartments, plus converting part of the existing single-storey garages into storage and drying facilities with two on-site parking spaces.
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The principle of tourist accommodation was accepted despite light industrial zoning as the vacant buildings do not suit modern industrial needs, their future industrial viability is questionable, and …
Residential Policy 1 of Laxey and Lonan Area Plan Order 2005
Restricts residential development to designated residential areas. Proposal for holiday accommodation (tourist/residential use) in light industrial zone conflicts, but officer weighed loss of industrial against reuse benefits in residential context.
Policy L/IND/PR/1 of the Laxey and Lonan Area Plan Order 2005
Designates site for light industrial uses suitable for residential areas without amenity detriment. Vacant site's poor modern industrial suitability and residential surroundings justified departure for tourist use.
Conservation Area Policy 4 of Laxey and Lonan Area Plan Order 2005
Requires special attention in Conservation Areas to preserve/enhance character. Reuse tidies unsightly site, brings vacant building back into use without harming character.
General Policy 2
Permits development per Area Plan zoning if respecting site/surroundings, amenity, highways, flood risk etc. Despite zoning conflict, satisfied on design, amenity, flood, parking (relaxed) and Conservation benefits.
Environment Policy 10
Requires flood risk assessment in potential flood areas. Submitted assessment satisfied Water Authority requirements.
Environment Policy 35
Permits development in Conservation Areas only if preserving/enhancing character. Proposal enhances by reusing/promoting historic building.
Business Policy 11
Tourism development per sustainable objectives, rural buildings permitted under ENV16. Reuse of existing rural building for tourism accepted.
Transport Policy 7
Requires parking per standards (apartments: 1/bedroom, 2 for 2+ beds). 2 spaces provided vs 4 required, but relaxed for architectural interest, Conservation benefits, streetscape preservation, bus proximity.
Time limit
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
Approved drawings
This approval relates to drawing nos 01 P1, 02 P1, 03 P1 and 04 P1 all date stamped the 11th January 2013.
Materials approval
Prior to the commencement of development further details of the proposed replacement windows and doors must be submitted to, and agreed in writing by, the Planning Authority.
do not oppose the planning application
no objection... the submitted flood risk assessment satisfies their requirements
Three utilities/highways consultees raised no objection subject to specific conditions on connections, discharges, and highway works; Laxey Village Commissioners could not decide due to insufficient details on windows and doors.
Key concern: insufficient detail regarding the style of replacement windows and doors
Manx Electricity Authority
Conditional No ObjectionThere are Underground Cables/Overhead Lines present in the area indicated in you Planning Application; The Authority wish to express their interest in the following planning applications, and request that a condition of planning be that the applicant must contact the Authority
Conditions requested: applicant must contact the Authority; Contact Network Operations Department (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; Contact the M.E.A. Planning Department (Tel. 687781), to discuss the electricity supply for this application
Isle of Man Water and Sewerage Authority
Conditional No ObjectionNo Objection: - subject to the following conditions; The Flood risk statement satisfies our requirements
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
Highways Division
Conditional No ObjectionDo not oppose subject to the imposition of the following condition
Conditions requested: The applicant shall contact the Network Operations Section of the Department of Infrastructure prior to carrying out any works within the highway, including the installation of dropped kerbs. Telephone 686665
Laxey Village Commissioners
No Commentthe Board was unable to reach a decision owing to the fact that there was insufficient detail regarding the style of replacement windows and doors; they approved in principle the development as a whole
