8 September 2021 · Head of Development Management (Stephen Butler)
The Shore Hotel, Old Laxey Hill, Laxey, Isle Of Man, IM4 7da
The Shore Hotel in Old Laxey, a two-storey traditional public house, proposes demolishing rear structures and adding a two-storey extension (24m x 8.6m, 9m ridge height) for restaurant, hotel rooms and staff accommodation, plus a timber-framed flat roof extension towards the river and reconfigured parking for 32 spaces…
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The officer concluded the proposal has 'acceptable visual, neighbouring, environmental and highway safety impacts and having an acceptable impact on the Conservation Area and contributing to the overa…
Strategic Policy 1
Requires optimising previously developed land, efficient site use and utilising infrastructure. Officer found proposal makes best use of underused brownfield site in settlement centre with existing services.
Strategic Policy 2 - Priority for new development to identified towns and villages
Locates development in towns/villages. Site in existing village (Old Laxey) suits this.
Strategic Policy 4
Protects/enhances Conservation Areas and avoids pollution. Demolition impacts negligible; design preserves character.
Strategic Policy 6 - Major employment-generating development
Employment development in zoned centres. Mixed-use zoning and public house expansion for jobs compliant.
General Policy 2
Requires development respecting site/surroundings in scale/design, no adverse amenity/highway impacts, flood risk ok. All tests passed per officer.
Environment Policy 10
Requires FRA for flood risk sites. Submitted FRA and DOI approval satisfied this.
Environment Policy 13
No unacceptable flood risk. Elevated design and consultee no objection complied.
Environment Policy 35
Permits development preserving/enhancing Conservation Areas. Design balances traditional/modern; outweighs minor impacts.
Environmental Policy 39
Presumption to retain positive contributors. Rear structures' poor current state means negligible loss.
Community Policy 4 of Isle of Man Strategic Plan 2007
Protects public houses unless unviable. Here, it's expansion, not loss, supporting viability.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Parking and turning areas
Prior to the first coming into use or occupation of the extension hereby approved the parking and turning areas shall be provided in full accordance with the approved drawings and retained as such thereafter.
Watercourse protection scheme
Prior to undertaking of any works at the site including any clearance works a scheme for the avoidance of harmful materials entering the watercourse shall be submitted to and approved by the Department and all works carried out in accordance with the details approved.
No external lighting
There shall be no external lighting installed at the site.
no objections; size and scope acceptable, additional parking adequate, positive benefit to Old Laxey
do not oppose subject to conditions on parking/turning, bicycle parking and electric charging points
do not oppose
no objection subject to conditions on lighting and harmful materials to watercourse
in support; considerate to area, vitalises business and adds tourist accommodation, modern design accounts for flooding
in support; provides needed visitor accommodation and restaurant, enhances riverside area, accounts for flood levels
DEFA Fisheries raised no objection subject to conditions protecting the adjacent watercourse from harmful materials; DEFA Biodiversity requested and later accepted bat and bird surveys with no objection; Highways raised no opposition subject to bicycle parking and EV charging det…
Key concern: Demolition of pre-1833 stone brewery and non-characteristic design in Conservation Area
DEFA Inland Fisheries
Conditional No ObjectionDEFA Fisheries have no objection to the proposed development, provided the following conditions are met; To avoid disturbance or injury to spawning fish, or to the spawn and fry of fish, during the season in which they are most at risk
Conditions requested: Any additional lighting near the watercourse is not to be directed at the watercourse and be of similar intensity as existing lighting; Precautions will be needed to reduce the possibility of harmful materials such as concrete or washings entering the river; Applicant is advised to contact DEFA when works are due to commence
DEFA Inland Fisheries
No ObjectionIf general care is taken on site, this should not pose any threat to the fishery; A site risk assessment... should prove sufficient, which is a requirement via the Health and Safety at Work Act 1974 and Regulations 2003
Conditions requested: Site risk assessment to control where hazardous material are stored, how workers clean equipment and safe use of aqua-toxic materials; Plan for hazardous spills using spill kits along with emergency DEFA contact numbers
Highway Services Division
Conditional No ObjectionThe proposal does not give rise to significant highway safety or network efficiency issues; Recommendation: DNOC
Conditions requested: Parking and turning layout to accord with site plan Drawing No: 010; Details of bicycle parking to show the form and layout and ecvp’s
DEFA Biodiversity
Conditional No ObjectionThe presence or absence of protected species... should be established before planning permission is granted; The presence of bats and nesting birds will not prevent the property from being demolished but provision must be shown for their ongoing protection
Conditions requested: Preliminary assessment for roosting bats and breeding birds by suitably qualified ecologist prior to determination; If evidence found, further surveys and mitigation report prior to determination
DEFA Biodiversity
Conditional No ObjectionAn adequate level of survey has been undertaken and adheres to best practice guidelines; The development could proceed without impacting on legally protected bats
Conditions requested: Thorough check for nesting birds prior to starting any works; Inclusion of bat roosting facilities in development design
Isle of Man Natural History and Antiquarian Society
ObjectionIsle of Man Natural History & Antiquarian Society therefore OBJECTS to the current design proposed; The general presumption will be in favour of retaining buildings which make a positive contribution to the character or appearance of the Conservation Area
Conditions requested: Manx stone traditionally laid on gable wall of extension and low walls of covered seating area; Thinner metal uprights to support flat roof
