30 October 2006 · Delegated - Director of Planning and Building Control (M. I. McCauley)
Pipe Factory, Tent Road, Laxey, Isle Of Man, IM4 7db
The proposal involved refurbishing a vacant historic building known as the Former Pipe Factory on Tent Road, Laxey, to create office space on two floors (approximately 400m² occupied gross area for up to 12 staff), basement parking for 5 vehicles, and ancillary residential accommodation on the top floor restricted to t…
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The officer recognised the building's landmark qualities and architectural interest, noting that office use would safeguard its future by funding renovation and maintenance, directly satisfying policy…
Office use policy
Permits office use in existing architecturally interesting buildings outside mixed-use areas if it assists renovation/maintenance, provides adequate parking, avoids amenity harm, and preserves character. Officer found the proposal met all tests: building of interest, use funds upkeep, parking adequate with relaxation, no undue amenity impact due to distances, external changes in keeping.
Conservation Area Policy 4 of Laxey and Lonan Area Plan Order 2005
Requires special attention to preserve/enhance Conservation Area character. Alterations approved post-consultation with Building Conservation Officer (Steve Moore) as sympathetic to historic value.
Car parking in Conservation Areas policy
Flexible approach allowing parking relaxation where provision would harm character. Applied to accept 5 on-site spaces plus public/on-street options without condition, given historic context.
Commercial parking policy
Requires adequate parking for new commercial uses, considering on-street availability. On-street and nearby public parking (12 spaces available) justified acceptance despite basement constraints.
Time limit
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
Approved plans
This approval relates to drawing no.s P-01, P-02 and P-03 rev. C date stamped the 11th August 2006.
Ancillary residential occupancy restriction
The occupation of the residential accommodation created by this approval is limited to persons whose primary employment is in association with the operation of the specified business contained within the building.
Supports the proposal
No objections
No objection as it restores and preserves the building, enhances front elevation
Utilities (MEA and IoMWA) request contact for services with no objections; Highways and Laxey Village Commissioners have no objection subject to parking conditions; SPMC&E supports the proposal; Disability Access Office requests accessible features; one resident objects on parking, access, privacy, and heritage grounds.
Key concern: Underground Cables/Overhead Lines present in the area
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 Anthony Kinrade or Ian Horsey, Operations and Maintenance Dept, Network Services, Manx Electricity Authority, (Tel. 687705) to discuss working practices around Cables and Overhead Lines; Contact the M.E.A. for Electrical Site Safety 5 documents, (Tel. 687766), before any work is carried out on site; Contact the M.E.A. Planning Department (Tel. 687781), to discuss the electricity supply for this application
Isle of Man Water Authority
Conditional No ObjectionThe 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 to ensure that a connection is obtained for water supply purposes, or an amendment to the existing supply under the terms of the Water Supply Byelaws; For a change in the supply to a premises (domestic or commercial) the applicant should contact the IoMWA Byelaws Inspector (Michael Karran), tel. 69 59 57
Highways Division
Conditional No ObjectionDo Not Oppose subject to the imposition of the following conditions; The off street parking arrangements in the basement are very tight and could be improved by the movement of the entrance door five metres from the end of the building and the relocation of the electric metres onto the opposite wall
Conditions requested: Ten off street parking spaces are secured to serve the needs of this development prior to occupation
Laxey Village Commissioners
No ObjectionThe Board considered this application at their meeting on 6th September 2006 and have no objections to the application
Society for the Preservation of the Manx Countryside and Environment
SupportNo objection to these uses as long as they restore and preserve this Registered building. As a bonus they are to enhance the front elevation by removing the 'modern' elements and restoring more sympathetic details. Very good.
Conditions requested: No objection to these uses as long as they restore and preserve this Registered building
Disability Access Office
No CommentIf this building is to be used by the public; Size of Car Park | Number of Disabled spaces: Up to 200 spaces | 5% of car park (min 3 spaces)
Conditions requested: Where parking is provided provision should include a ratio of designated disabled parking places in line with the table below; Entrance should be accessible to an unassisted wheelchair user; Where there is full-length glass doors fitted they should be marked in some way at mid height to assist people with sight impairment; The doors should not be so heavy as to require a pulling force exceeding twenty Newton’s, measured at the leading edge, to open the door; Inside layout should have sufficient aisle width as to allow an unassisted wheelchair user to manoeuvre; All serving counters should contain at least one section suitable for wheelchair users
