26 June 2015 · Head of Development Management (Jennifer Chance)
Methodist Sunday School, Glen Road, Laxey, Isle Of Man, IM4 7ah
The site is the curtilage of the Methodist Sunday School on Glen Road, Laxey, a traditional rendered and stone building with a slate roof within the Laxey Conservation Area. The proposal involved demolishing this building and erecting two semi-detached dwellings, each two-and-a-half storeys high (9.7m ridge height, 11.…
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The officer determined that the Methodist Sunday School could be retained and repaired, as confirmed by the submitted structural report stating renovation is possible (though more costly) and advice f…
Conservation Area Policy 4 of Laxey and Lonan Area Plan Order 2005
Requires special attention to preserving or enhancing Conservation Area character per Town and Country Planning Act. Officer assessed demolition and replacement against this, finding loss of Sunday School and incongruous new build would fail to preserve or enhance, especially given repair feasibility.
General Policy 2
Permits development respecting site/surroundings in scale, form, design; not adversely affecting townscape character, amenities, highways. Officer found proposal failed multiple tests: harmful to conservation character, streetscene from scale/hardstanding, highway safety due to visibility splays.
Environment Policy 35
Permits only development preserving/enhancing Conservation Areas, protecting special features. Officer emphasized duty to protect Sunday School's contribution; demolition not justified by cost when repair possible, new dwellings' mass/height out of character with 1-2 storey neighbours.
Transport Policy 4
Requires highways to safely accommodate development traffic. Highway Services noted missing plans; officer concluded 2.4m x 45m visibility splays not demonstrated within ownership, posing unacceptable safety risk.
recommended approval
brings much needed housing on small scale in keeping with village aesthetic; small scale developments should be encouraged
Manx Utilities requests contact regarding electricity supply and underground cables; DEFA Biodiversity recommends a bat survey due to historical bat roost records; Laxey Village Commissioners recommend approval.
Key concern: bat roost potential
Manx Utilities
Conditional No ObjectionThe 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.; Contact the Manx Utilities, Planning Department (Tel. 687781), to discuss the electricity supply for this application.; There are underground cables/overhead lines present in the area indicated in you planning application.
Conditions requested: applicant must contact the Authority; Contact the Manx Utilities Planning Department (Tel. 687781), to discuss the electricity supply for this application; contact our Network Operations Department, Manx Utilities (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 Manx Utilities for Electrical Site Safety 5 documents, (Tel. 687766), before any work is carried out on site
DEFA Biodiversity
Conditional No ObjectionChurch buildings are frequently used by bats for roosting and a record has recently resurfaced as follows: 14-19 pipistrelle bats exiting from roost, Methodist Hall, Glen Road, Laxey, July 1993.; I recommend that a bat survey be undertaken to determine whether bats utilise this building currently, and if so, to include recommendations regarding their protection.
Conditions requested: a bat survey be undertaken to determine whether bats utilise this building currently, and if so, to include recommendations regarding their protection
Laxey Village Commissioners
Supportthe Board recommends approval of the application.
The original application for demolition of the former Methodist Sunday School and erection of two semi-detached dwellings with parking in Laxey Conservation Area was refused by DEFA on 26 June 2015 for four reasons: building could be retained; detrimental visual impact from hardstanding and wall removal; mass/height out of keeping; inadequate visibility splays. Appellant argued the building is uneconomic to repair, design fits streetscene, and access is adequate. Council defended refusal emphasizing policy protection of Conservation Area character, repairability of building, and highway safety. Inspector found the Sunday School enhances Conservation Area character despite neglect, demolition not justified as repair possible and alternative uses viable, proposed design lacks local distinctiveness, but highway impact minor; recommended dismissal. Appeal dismissed upholding refusal.
Precedent Value
Demonstrates strict application of Conservation Area policies; demolition requires clear proof building beyond viable repair/reuse with marketing evidence; design must actively enhance, not merely replace; highway concerns secondary if minor.
Inspector: Ruth V MacKenzie BA(Hons) MRTPI
