1 April 2009 · Acting Senior Planning Officer (delegated under Article 3(13) of the Town and Country (Development Procedure) Order 2005)
Communal -Landlord, Cooil Roi, Glen Road, Laxey, Isle Of Man, IM4 7nx
The application proposed alterations, installation of replacement windows, and an extension (initially including a lift shaft) at Cooil Roi EPH, an elderly persons home on Glen Road in Laxey. Due to concerns over a known bat roost in the roof, amended plans were submitted on 16th February 2009, replacing the external e…
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The officer noted the known presence of bats in the roof, leading to amended plans reducing the level of development by replacing the external extension with an internal platform lift, addressing bat …
Policy I/RES/PR/1 (Laxey and Lonan Area Plan)
Permits alterations and extensions to existing property if sympathetic to the character and appearance of the building and surrounding area. Officer assessed the modest proposal as in keeping with existing character, with limited amenity impact.
Policy I/CRB/PR/4 (Laxey and Lonan Area Plan)
Requires special attention to preserving or enhancing Conservation Area character per Town and Country Planning Act. Proposal's nature and existing building form deemed not to harm Conservation Area character.
General Policy 2
Permits development respecting site/surroundings in siting, scale, design; no adverse effects on character, wildlife, amenity, highways. Amendments addressed wildlife (bats); modest scale respected character and amenity.
Environment Policy 35
Permits only development preserving or enhancing Conservation Area character, protecting special features. Assessed as not adversely harming character.
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 no.s JC5677:5P1, JC5677:5P2, JC5677:08, JC5677:09, JC5677:10, JC5677:11 and JC5677:12 date stamped the 18th December 2008 and drawing no.s JC5677:04, JC5677:05, JC5677:06 and JC5677:07 date stamped the 16th February 2009.
Bat protection - no works in breeding season
In the interests of the protection of bats during their breeding season no construction may take place during April to July (inclusive) in any one year.
Recommends approval, reiterated after amended drawings
Do not oppose
Interest expressed; contact required for utilities
Multiple consultees responded to planning application 08/02315/B for alterations, replacement windows, and extension at Cooil Roi EPH, Glen Road, Laxey, with most expressing no objection or support, though wildlife bodies raised bat roost concerns and requested timing restrictions and conditions; Manx Electricity Authority noted infrastructure interests.
Key concern: bat roost disturbance from proposed works
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
DAFF Wildlife and Conservation Division
Conditional No ObjectionThis building contains a bat roost and a survey has been made by the Manx Bat Group, showing continued good numbers of bats in 2008; To retain the lift extension would raise issues that would require further consideration and advice
Conditions requested: if the Planning Committee is minded to provide consent, then this be on the basis that the lift extension is not included in the consent
Manx Bat Group
Conditional No Objectionthe above Elderly Persons Housing in Laxey has a major bat roost in its roof; in order to minimise any disturbance to the bats during their prime breeding period - April to late July
Conditions requested: any major building works at the northern end of the housing complex be deferred until early August and hopefully be completed by November; contractor who is to carry out the lift installation and ancillary works to seek guidance from D.A.F.F.'s Wildlife & Conservation Division
Department of Transport
No ObjectionDo Not Oppose
Laxey Village Commissioners
Supportthe Board recommends approval of the above planning application
Laxey Village Commissioners
Supportthe Board recommends approval of the above planning application
