24 January 2008 · Senior Planning Officer under delegated authority (per decision notice); recommended by Mr A Holmes, Case Officer; signed by M. I. McCauley, Director of Planning and Building Control
29, New Road, Laxey, Isle Of Man, IM4 7bg
The proposal involves changing the ground floor and basement of a three-storey building in Laxey from retail shop and workshop store to office reception, offices and stores, while retaining the existing residential flat on the first floor.
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The proposed change of use accords with the land use designation of the site as mixed use (residential/retail/office) under the Laxey and Lonan Area Plan 2005 and relevant policies including L/COMM/PR…
Policy L/COMM/PR/1 of the Laxey and Lonan Area Plan Order 2005
Permits retailing, offices, residential etc. in Laxey mixed-use areas where not detrimental to adjacent users and satisfactorily serviced. Officer assessed proposal complies as offices permitted and parking/access demonstrated acceptable.
Office use policy
Permits office use in mixed-use areas and in existing buildings if architectural interest assisted, adequate parking provided, no detriment to amenities, and no significant change to appearance. Proposal in mixed-use zone with no external changes and parking addressed, so compliant.
Residential Policy 1 of Laxey and Lonan Area Plan Order 2005
Residential generally in designated areas but alterations/extensions sympathetic. Residential flat retained unaltered, so no issue.
Conservation Area Policy 4 of Laxey and Lonan Area Plan Order 2005
In Conservation Area, special attention to preserving/enhancing character. No external alterations proposed, so character preserved.
General Policy 2
Permits development in accordance with Area Plan if respects site/surroundings, no adverse impacts on amenities, highways, character etc. Officer confirmed compliance via zoning, parking evidence, no amenity harm.
Business Policy 7
New office space in town/village centres zoned for purpose. Site in Laxey village centre mixed-use zone, so appropriate location.
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 drawings
This approval relates to drawing no.s 01, 02, 03, 04 and 05 date stamped the 18th October 2007.
No objections to the proposals
Initially deferred for traffic assessment but after receipt of car parking survey, 'Do not oppose'
Multiple consultees responded to planning application 07/01951/C for change of use at 27 & 29 New Road, Laxey, with all ultimately recommending no objection or approval subject to conditions related to water connections, fire safety, flats regulations, and parking information.
Key concern: additional traffic generation of 4-5 vehicles and long-term parking demand from office conversion
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 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.
Conditions requested: a condition of planning be that the 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
Department of Transport Highways Division
No ObjectionDo not oppose; The conversion of the shop and workshop into offices will result in additional traffic generation of 4-5 vehicles; Having now received the relevant information I can confirm the response of the Highways Division of the Department of Transport is now: Do not oppose
Conditions requested: deferral to permit the applicant/agent to undertake a traffic assessment over a period of time, to determine whether parking for 4-5 vehicles will be available for long term parking, within close proximity to the proposed offices
Isle of Man Fire And Rescue Service
THIS APPLICATION FALLS WITHIN THE SCOPE OF THE FIRE PRECAUTIONS (FLATS) REGULATIONS 1996.; THE APPLICANT IS ADVISED TO CONSULT WITH THE FLATS INSPECTION TEAM AT THE FIRE SAFETY DEPARTMENT TO DISCUSS AND AGREE COMPLIANCE ISSUES.
Conditions requested: THE APPLICANT IS ADVISED TO CONSULT WITH THE FLATS INSPECTION TEAM AT THE FIRE SAFETY DEPARTMENT TO DISCUSS AND AGREE COMPLIANCE ISSUES
Laxey Village Commissioners
No ObjectionThe Commissioners considered this application at their recent meeting and have no objections to the proposals contained therein.
Environmental Health Officer
Conditional No ObjectionThe proposed flats must, on completion of the proposed works, comply with the requirements of the Housing (Flats) Regulations 1982 and be registered thereafter under the same Regulations.
Conditions requested: The proposed flats must, on completion of the proposed works, comply with the requirements of the Housing (Flats) Regulations 1982 and be registered thereafter under the same Regulations.
