20 October 2022 · Delegated - Principal Planner Chris Balmer
The Shore Hotel, Old Laxey Hill, Laxey, Isle Of Man, IM4 7da
The Shore Hotel in Laxey sought approval for amendments to the previously approved two-storey extension (PA 21/00336/B) to provide restaurant space, hotel bedrooms, and staff accommodation, along with car park alterations.
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The proposal amends a previously approved extension (21/00336/B), with changes assessed for impact on the Laxey Conservation Area, visual amenity, neighbouring amenity, highways, and environment.
Strategic Policy 1
Requires sustainable development; officer assessed amendments as compliant given acceptable impacts and contribution to local economy vitality.
Strategic Policy 2 - Priority for new development to identified towns and villages
Addresses development management; changes found to preserve Conservation Area character without harm.
Strategic Policy 4
Supports economic development; proposal enhances tourism facility in Mixed Use zone.
Strategic Policy 6 - Major employment-generating development
Protects environment; amendments acceptable with conditions for lighting and parking to safeguard watercourse and highways.
General Policy 2
General development control; proposal complies via acceptable visual, neighbour, and highway impacts.
Environment Policy 10
Flood risk; site at high risk but Flood Risk Assessment provided; amendments do not exacerbate.
Environment Policy 13
Surface water management; no new issues raised beyond prior approval.
Environment Policy 35
Conservation Areas; changes preserve/enhance character through quality materials and design continuity.
Environmental Policy 39
Listed buildings and conservation; respects historic qualities with traditional features like stacks.
Community Policy 4 of Isle of Man Strategic Plan 2007
Community facilities; supports hotel/pub vitality.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice. Reason: To comply with Article 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
Parking and turning provision
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. Reason: in the interest of highway safety in providing off road parking for the site.
No external lighting
There shall be no external lighting installed at the site. Reason: for the avoidance of doubt and because the application as submitted does not include any lighting and therefore this has not been considered but also in the interest of protecting the adjacent watercourse and to avoid disturbance or injury to spawning fish, or to the spawn and fry of fish.
Support the enhancement of Laxey Conservation Area; new building improves area over ad-hoc extensions; accept flue as necessary with minimal impact; omission of chimney stack acceptable; benefits tourism.
Do not oppose subject to conditions on parking and turning; no significant negative impact on highway safety, network functionality or parking.
No objections if no adverse effect on watercourse; construction poses no immediate threat with site care; separate legislation covers hazardous materials.
Highway Services Division, Garff Commissioners, and DEFA Inland Fisheries all raised no objections to application 22/00580/B, with Highways requesting specific conditions on parking, cycle parking, and EV charging points, and Garff Commissioners expressing support for the proposal.
Highway Services Division
Conditional No ObjectionAfter reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and /or parking.; If appropriate, please repeat condition 2 parking and turning of PA21/00336/B with the approved plan updated to P-005. Additionally, details for cycle parking are necessary to be submitted, approved and agreed as well as for the installation any electric vehicle charging points.
Conditions requested: repeat condition 2 parking and turning of PA21/00336/B with the approved plan updated to P-005; details for cycle parking are necessary to be submitted, approved and agreed; details for the installation any electric vehicle charging points
Garff Commissioners
SupportThe Board acknowledge and support the need to enhance the Laxey Conservation Area when opportunity arises.; the new building replaces a building that comprised several ‘ad-hoc’ extensions with a building that they feel will greatly improve the area.; The Commissioners believe that the renovation of the Shore Hotel will provide a facility that will prove to be of great benefit to Laxey as a tourist/visitor destination.
DEFA Inland Fisheries
Conditional No ObjectionDEFA, fisheries have no objections to this development from a fisheries perspective, provided that there is no adverse effect on the adjacent watercourse.
Conditions requested: no adverse effect on the adjacent watercourse
