7 April 2011 · Senior Planning Officer (delegated under Article 3(13) of the Town and Country (Development Procedure) Order 2005)
1, Victoria Terrace, Glen Road, Laxey, Isle Of Man, IM4 7aw
The proposal seeks approval in principle to convert an existing two-storey workshop/store building in Laxey into a private dwelling, with the rear workshop demolished to form a garden. The site is in a predominantly residential area within the Laxey Conservation Area.
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The officer assessed the proposal against General Policy 2 of the Isle of Man Strategic Plan, confirming it would not adversely affect the character of the surrounding townscape, amenity of local resi…
General Policy 2
Requires development not to adversely affect townscape character (c), resident amenity/locality character (g), or road safety/traffic (i). Officer found proposal acceptable in principle as it conforms to residential zoning, improves amenity over workshop use, has no highways intensification, with detailed Conservation Area impacts deferred to reserved matters.
Environment Policy 35
Aims to preserve or enhance Conservation Area character. Principle of conversion acceptable without adverse impact to street scene, but external works must be sympathetic and assessed in reserved matters application.
Time limit for reserved matters
The application for approval of the reserved matters shall be made to the Planning Authority before the expiration of two years from the date of this permission.
Reserved matters approval
Approval of the details of external alterations of the dwelling and internal layout of the dwelling (hereinafter called 'the reserved matters') shall be obtained from the Planning Authority in writing before any development is commenced.
Defined site
This approval in principle relates to the conversion of the former workshop/store into a private dwelling defined by the red line on drawing Location/Site Plan date stamped 24th February 2011.
Flood protection
Provisions for suitable flood protection which must be included in any reserved matters application.
Rear workshop demolition
The workshop contained to the rear must be demolished and all demolition materials removed from site, and the site reinstated as a garden as part of the conversion of the former workshop/store into a private dwelling.
Approve, but note parking issues on Glen Road and need for sympathetic works at detailed stage to preserve character in Conservation Area
Supportive of improvements to derelict property in principle
No objection subject to no surface water to foul systems and flood protection in reserved matters
Do not oppose, no adverse traffic management, parking or road safety implications; like-for-like use
Three statutory consultees (Water Authority, Laxey Village Commissioners, Highways Division) responded with no objections or recommendations for approval, subject to conditions on drainage and flood protection; one neighbour objected primarily on parking grounds but supported the principle.
Key concern: development falls within the flood risk zone
Water Authority Drainage Division
Conditional No ObjectionNo Objection: - subject to the following conditions; The applicant should be aware that the development falls within the flood risk zone detailed on the Government Flood Risk maps
Conditions requested: NO discharge of surface water (including that from roofs and paved areas) from this proposed development to any foul drainage system(s); use of soakaways are subject to Building Control approval and if this approval is not granted, the Drainage Division would not give permission for the discharge of surface water into the existing foul system and an alternative means of disposal would have to be sought; provisions for suitable flood protection which must be included in any detailed/reserve matter application
Laxey Village Commissioners
Supportthe Board recommend approval in principle of the above application; The property is within the Laxey Conservation area and is also described in the Laxey Visitor guide
Conditions requested: consideration will need to be given to reducing the impact of the additional vehicles; at the detailed planning stage careful consideration will need to be given to ensure any works undertaken are sympathetic and the character of the property is preserved
Highways Division
No ObjectionDo not oppose has no adverse traffic management, parking or road safety implications; No off road parking has been provided with this application, however, this application is seen as like for like with its current use with no intensification of use
