**Document:** Laxey Working Mens Institute Planning Statement **Application:** 05/01552/GB — Alterations to form an auditorium on ground floor and offices on lower ground floor, demolition of existing flat roof extension to side elevation and replacement with a two storey extension to provide toilets and access and creation of two disabled car parking spaces (in association with 05/01552CON) **Decision:** Permitted **Decision Date:** 2005-11-24 **Parish:** Lonan **Document Type:** report / planning_statement **Source:** https://planningportal.im/a/79118-lonan-laxey-workingmens-institute-replacement-demolition/documents/1452284 --- # Laxey Working Mens Institute Planning Statement ## Planning Statement to accompany Planning Application in Detail by The Trustees of the Laxey Working Mens' Institute Hall, New Road, Laxey ### The Application The Application follows an Application in principle to establish use of the building for purposes which will maximise it's potential whilst providing essential facilities for the Community. That Application was returned since it was stated that since the building is Registered it should be an Application in Detail. Whilst this decision was queried as being contrary to the question of determining whether, in principle, there might be concerns regarding the future of the building it was decided that an Application in Detail would be made. The Institute occupies a prime location in the centre of the Laxey Conservation Area. It's importance has also been recognised by it's inclusion on the list of Registered Buildings held by the Department of Local Government and the Environment. In effect the building is protected from demolition and any alterations will be carefully scrutinised in order to protect it' integrity and originality. Preliminary investigations indicate that there are no inherent structural defects and that no significant engineering works will be necessary. ### The Proposal The building comprises two floors, the Ground Floor and the Lower Ground Floor. The existing layout of the building is shown on the drawings accompanying this Application and demonstrate that at present it is unsatisfactory in that the toilets and kitchen are located in an incongruous flat roofed extension to the Lower Ground Floor. These are linked to the Ground Floor by a narrow staircase which is not a suitable solution. Disabled access is totally unacceptable both from the point of view of access from the exterior on both floors and internak access to the toilets. The drawings attached to the Application demonstrate how these existing problems could be overcome in addition to illustrating how the potential can be achieved with the minimum impact on the Registered Building. It would be possible to demolish the flat roof extension and to replace it by a two storey structure whose roof would echo the pitch of the main building and whose exterior would be designed in an ecclesiastical style sympathetic to the architecture of the Registered Building [R.B.]. At Lower Ground Floor level this would accommodate the mens' w.c., a disabled w.c., and a kitchenette which would incorporate a dumb waiter to serve the upper floor. Access to the upper level would be by way of a staircase and a chairlift which would accommodate a wheelchair and so provide disabled access to that level. External access to the lower level would be designed in accordance with guidelines for access for the disabled. Two car park spaces for the disabled can also be provided by rearranging the existing arrangements at the rear entrance and the acquisition of a small parcel of neighbouring land. ### Use of Ground Floor The primary purpose of this level must be that of Community Use. To this end it has been estimated that such a use could accommodate an auditorium seating up to 160 persons allied to a sizeable stage. The configuration of this area would be adaptable in catering for different needs and events. The new rear extension would accommodate the ladies' w.c. in addition to the chair lift access which would provide the principal access for the disabled. A counter would also be served by the dumb waiter. ### Use of Lower Ground Floor It is considered that the most appropriate use of this level would be that of Offices. Such a use would be flexible in being suitable for Commissioners purposes, depending on future developments [as illustrated by indicative drg. 305/LVC/A], or for the Private Sector. The available area would be in the region of 100 sq. metres or approximately 1100 sq. ft. Dependent on individual on requirements this is likely to equate to no more than a maximum of eight persons. Whatever the occupancy there is no potential for car parking on site. ### Policy It is relevant to note that the current Laxey Plan, 5/89, encourages the introduction of Office Use in addition to the exercise of discretion in regard to the degree of, and location of, car parking "where developments may prejudiced by a rigid application of car parking standards." [Policy 3.5] The shortly to be introduced Laxey and Lonan Plan also supports the principle of the introduction of office use into the village of Laxey. Policy L/COMM/PR/3 states that Office Development may be permitted where: "1. the building in question is of architectural interest and that the use of the building or part of the building will assist in the renovation of and/or maintenance thereof and 2. where adequate car parking is available [preferably on site] to accommodate staff and visitors' vehicles in addition to any other vehicles which may be generated by the use of any other part of the building for other purposes and 3. the proposed use will not be detrimental to the amenities of other land users and 4. the use of the building for offices will not significantly alter the appearance or character of the building or the site in which the building is situated. Whilst car parking for office use cannot be provided on site in total, two spaces for the disabled will be available [on site] which would assist in meeting requirements. The requirement is however minimal, could be provided elsewhere, and should not be seen as essential in these particular circumstances. Hon. S.C. Rodan M.H.K. Chirman, Laxey Working Mens' Institute Trustees --- *Data sourced from the Isle of Man public planning register under the [Isle of Man Open Government Licence](https://www.gov.im/about-this-site/open-government-licence/).* *Canonical page: https://planningportal.im/a/79118-lonan-laxey-workingmens-institute-replacement-demolition/documents/1452284*