21 October 2015 · Council of Ministers
The Pavilion, New Road, Laxey, Isle Of Man, IM4 7be
The proposal involves converting part of the existing Laxey Glen Pavilion building into a children's nursery accommodating up to 24 children (6 babies and 18 aged 2-4) with 7 staff, operating weekdays from 0800-1800 excluding bank holidays.
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The Inspector identified three main issues: principle of development, effects on character/appearance, and highway/pedestrian safety.
General Policy 2
Requires development in accordance with land-use zoning in Area Plans. Proposal conflicts as site is Open Space for Particular Purposes (Woodland) in Laxey and Lonan Area Plan 2005, but reuse of existing building and lack of alternative viable uses outweighed this.
General Policy 3
Prohibits development outside zoned areas except listed exceptions. Site not zoned for development and proposal not an exception, but exceptional circumstances of building retention justified departure.
Strategic Policy 4
Seeks to protect or enhance fabric and setting of Conservation Areas. Internal alterations preserve character of Laxey Conservation Area.
Environment Policy 35
Preserve or enhance character/appearance of Conservation Areas. Proposal has no external changes and would secure refurbishment, providing positive effect.
Environmental Policy 39
Presumption to retain buildings positively contributing to Conservation Area character. Laxey Glen Pavilion qualifies; nursery secures its future.
Transport Policy 4
Requires adequate parking and highways capability. 50 spaces available with management; adequate for uses.
Transport Policy 7
Safe and appropriate highway serving development. Junction low risk; traffic manageable without undue safety harm.
Strategic Policy 1
Optimise use of under-used buildings. Proposal reuses part of Pavilion.
Strategic Policy 10
Minimise car journeys, avoid highway safety harm, encourage walking. Local nursery reduces travel; pedestrian Glen access.
Planning Policy Statement 1/01 - Policy CA/2 (Conservation Areas)
From Planning Policy Statement 1/01 for Conservation of Historic Environment. Relevant to site in Laxey Conservation Area; complied via no external impacts.
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) (No 2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
Maximum children limit
The maximum number of children attending the nursery at any one time shall be 24. Reason: This is the number of children the application was assessed on. A higher number of children may result in highway and/or other impacts not considered at this stage and would need further consideration.
recommends approval of the application
supports the application as an early stage of 'Forest School', encouraging outdoor play with health/economic benefits
now supports the application after concerns addressed by further information
proposal helps support long-term survival of underused building; acceptable in principle, character/ecology, and highways
would have recommended approval if going to Planning Committee
Laxey Village Commissioners recommend approval of the application for partial conversion of Pavilion to provide a children's nursery.
Laxey Village Commissioners
Supportthe Board recommends approval of the application
Precedent Value
Demonstrates need for evidence-based transport assessments even for modest developments; highlights weight given to regeneration of underused community assets and highway precedents like approved signage.
