25 October 2006 · Director of Planning and Building Control (M.I. McCauley)
Craigmore, Tent Road, Laxey, Isle Of Man, IM4 7db
The proposal involves converting an existing property at the end of Tent Road in Laxey, currently used partly as a private dwelling and partly as a printing business, into a small bed and breakfast with three letting bedrooms (double, single, twin) and one manager's room/office, plus a ground floor tea room replacing t…
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The officer assessed impact on residential amenity, concluding the scale of the B&B and tea room use would not differ significantly from a residential dwelling, making it acceptable.
Car parking in Conservation Areas policy
Policy allows flexible approach to car parking where provision would harm Conservation Area character; on-site parking not possible but public parking nearby sufficient, avoiding detriment to area appearance. Assessed as acceptable given location and Highways confirmation.
Time limit
The use must be taken up within four years of the date of this notice in order for this approval to remain valid after that time.
Approved plans
This approval relates to drawing no.s 0601/01, 0601/02 and 0601/03 rev. A date stamped the 31st August 2006.
no objections to this planning application
No Objection in principle, subject to condition on no discharges of fat or food waste to foul sewer
do not oppose the planning application
express interest and request condition for water supply connection or amendment
Multiple consultees responded to planning application 06/01498/C for change of use to B&B and tea room at Craigmore, Tent Road, Laxey, with most raising no objection but requesting compliance with food hygiene, accessibility, water, drainage, and fire safety standards.
Environmental Health
Conditional No ObjectionThe walls, floors, doors, windows, ceiling, woodwork, and all other parts of the structure of every food room shall... enable them to be effectively cleaned, and prevent... infestation; Regulation 27 of the Food Hygiene (General) Regulations 1978 details the temperatures at which certain foods have to be kept
Conditions requested: Floor of any food room surfaced or treated with suitable durable impervious material; Surfaces with which food comes into contact impervious to grease and easily cleaned; Shelves and service pipes fixed at least one inch clear of walls and one foot above floor; Cupboard units constructed to prevent vermin harbourage with cleaning access; recommend mobile tables/shelves over fixed domestic-style units; Cooking equipment fixed clear of walls with cleaning access; recommend movable equipment with flexible couplings; Suitable ventilated food storage with adequate refrigeration meeting Regulation 27 and 9 of Food Hygiene (General) Regulations 1978 using commercial equipment; Suitable sinks for food washing and equipment with draining platforms, hot/cold water; separate sinks for preparation and washing up (two sinks or double bowl without dishwasher); Suitable ventilation per Regulation 23 including extract to cooking appliances, screened inlets, low noise fans, gas appliance advice; Suitable lighting without glare; Accommodation for clothing hanging and drying, not in food room unless lockers; Hand washing basins for food handlers with hot/cold water near food rooms and in toilets; Sanitary accommodation per table for up to 50 persons: 1 female WC/basin, 1 male WC/basin; indirect access from food rooms via ventilated ante-chamber; Refuse storage within boundaries in sealable containers on impervious floor, ventilated; Intercept grease from drainage; No nuisance from effluvia, noise etc.; Provisions for chronically sick and disabled
IoM Water Authority
Conditional No Objectionrequest that a condition of planning be that the applicant must contact the Authority to ensure that a connection is obtained for water supply purposes
Conditions requested: Applicant must contact IoMWA to ensure connection for water supply or amendment under Water Supply Byelaws; contact Byelaws Inspector (Michael Karran, tel. 69 59 57) for change in supply to premises
Disability Access Office
Conditional No ObjectionEntrance into the shop should be accessible to an unassisted wheelchair user
Conditions requested: Entrance into the shop accessible to unassisted wheelchair user; All counters contain at least one section suitable for wheelchair users; Fixed furniture layout with sufficient free space for wheelchair manoeuvre; At least one table with clearance for wheelchair arms; Where public toilets provided, include disabled toilet; suggest hand rails for ambulant disabled
Disability Access Office
Conditional No ObjectionAs the accommodation is on the first level there is no need for an accessible toilet
Conditions requested: Entrance into the shop accessible to unassisted wheelchair user; All counters contain at least one section suitable for wheelchair users; Fixed furniture layout with sufficient free space for wheelchair manoeuvre; At least one table with clearance for wheelchair arms; Hand rails fitted around the bathroom
Department of Transport Drainage Division
Conditional No ObjectionNo Objection in principle, subject to the following conditions
Conditions requested: No discharges of fat or other food waste to foul sewer; developer/occupier to provide satisfactory disposal means
Fire Safety Officer
Advise Applicant to Consult with the Fire Safety department as the Application may fall within the Scope of the Fire Precautions Act 1975
Conditions requested: Advise applicant to consult Fire Safety department as application may fall within scope of Fire Precautions Act 1975
Laxey Village Commissioners
No ObjectionThe Commissioners have no objections to this planning application
