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THE APPLICATION SITE AND PROPOSED DEVELOPMENT The application site comprises the curtilage of the St Georges Mill building in Glen Road, Laxey. The proposed development comprises alterations to the building and erection of a first floor extension. PLANNING HISTORY
Whilst the application site has been the subject of a number of previous planning applications it is considered that none of these are specifically material to the assessment of this current planning application.
REPRESENTATIONS Laxey Village Commissioners recommend that the planning application be approved. The Department of Transport Highways Division do not oppose the planning application. The Department of Transport Drainage Division do not oppose the planning application.
The owner and/or occupant of Mona Villa, which is located adjacent to the application site, objects to the planning application. The grounds for their objection can be summarised as concern that the proposed development will adversely affect their privacy.
The Isle of Man Victorian Society expresses an interest in the planning application. They highlight the historical interest of the building and suggest that care should be taken to ensure that any development does not distract from the appearance of the building.
The application site is located within an area of land that is designated as light industrial use under the Laxey and Lonan Area Plan Order 2005. However, it should be noted that the building has been understood to have been used for retailing of associated mill products for a number of years.
The application site is within a Conservation Area. Policy L/CRB/PR/4 of the Laxey and Lonan Area Plan Order 2005 states:
"Where an area is designated as a Conservation Area, special attention must be paid during the consideration of all planning applications within the area, to the desirability of preserving or enhancing its character or appearance in accordance with the Town and Country Planning Act 1991 (12.(4)."
The Isle of Man Strategic Plan 2007 contains one policy that is considered specifically material to the assessment of the planning application. Environment Policy 35 states:
"Within Conservation Areas, the Department will permit only development which would preserve or enhance the character or appearance of the Area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development."
The planning application seeks approval for alterations to the building and erection of a first floor extension. The proposal was the subject of pre-application discussion and essentially comprises an extension to accommodate a tea room on the rear elevation of the building with an associated ramp to provide level access from the car park, and alterations to improve the existing toilet facilities.
The proposed tea room extension is relatively modest in size and is considered to be an acceptable associated use given the existing business operating from within the building. The alterations to the existing toilet facilities are considered to be unobjectionable. Given that the proposed development is located behind the main building and not readily visible from public viewpoint the impact on public amenity is limited. In respect of impact on private amenity it is concluded that as there are no additional windows overlooking adjacent residential property there is no increase in impact. Due to the scale of the proposed development and its position behind the main building its impact on the character and appearance of the Conservation Area is also considered to be limited.
It is recommended that the planning application be approved.
It is considered that the following parties that made representations to the planning application meet the criteria of Government Circular 1/06 and should be afforded interested party status:
Laxey Village Commissioners; The Department of Transport Highways Division; The Department of Transport Drainage Division; and The owner and/or occupant of Mona Villa.
It is considered that the following parties that made representations to the planning application do not meet the criteria of Government Circular 1/06 and should not be afforded interested party status:
The Isle of Man Victorian Society.
Recommendation
Recommended Decision: Permitted Date of Recommendation: 14.12.2009 14 December 2009 09/01755/B Page 2 of 3
N : Notes attached to conditions R : Reasons for refusal
C 2. This approval relates to drawing no.s 6664-01 A, 6664-02 and 6664-03 date stamped the 23rd October 2009.
I confirm that this decision accords with Government Circular No 09/09 Delegation of functions, 10/09 Delegation of Functions (Development Procedure), GC No 11/09 (Advertisements) and GC No 12/09 (Registered Buildings) all to the Senior Planning Officer
Decision Made : Permitted Date : Signed : Senior Planning Officer
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