Alterations and erection of extension to provide two apartments for tourist accommodation with associated parking

Why Was This Approved?

• ✓Tourist accommodation use rather than residential, reducing parking demand
• ✓Highway Services satisfied with access and parking after receipt of additional information
• ✓Flood protection measures secured by condition before construction begins
• ✓Site within Laxey Conservation Area — impact on character and street scene assessed
• ✓Neighbouring restaurant owner raised unresolved concerns about access rights and flood defences
• ✓character
• ✓highways
• ✓heritage
• ✓whether the impact of the proposed development would preserve or enhance the appearance or character of the property
• ✓that on the Laxey Conservation Area and street scene
• ✓whether the development is acceptable in terms of highways safety
• ✓whether it is acceptable in terms of flood risk
• ✓impact on the living conditions of those in the adjacent property

The application proposes the demolition of a former commercial launderette building on an L-shaped site to the north of Glen Road, Laxey, and its replacement with two apartments for tourist accommodation with associated parking. The site sits within the Laxey Conservation Area and adjoins the La Mona Lisa restaurant, with a shared courtyard area. This application addressed those historic concerns by proposing tourist rather than residential use, which carries a lower parking demand, and by submitting additional information on access and manoeuvring. Key issues assessed were the impact on the Conservation Area and street scene, highway safety, flood risk, and the living conditions of future occupants relative to the adjacent restaurant.

Highway Services initially raised concerns about the width of the internal access to the parking area (4.7m), but confirmed following receipt of additional information in March 2017 that the car parking and access arrangements were acceptable. Flood protection was addressed by a condition requiring the front boundary wall and flood defence measures to be constructed before any other works begin. The tourist accommodation use, with its lower parking demand compared to full residential use, helped resolve the parking concerns that had contributed to earlier refusals.

Policies Assessed (1)

Conditions (5)

1. 1

   Condition 1

   The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.

2. 2

   Condition 2

   Following the demolition of the existing launderette building and prior to the undertaking of any other works, the front boundary wall must be constructed and flood protection measures implemented prior to the construction of the apartments in accordance with drawing 16/2522/02B and retained for use of the future occupiers of the apartments and the adjacent restaurant owner.

3. 3

   Condition 3

   The five windows on the front elevation must be framed either timber or upvc with a sliding sash mechanism and retained as such unless otherwise approved by the Department..

4. 4

   Condition 4

   The development hereby approved shall not be used or occupied other than for the purpose of short-let holiday accommodation and shall not be used as separate residential dwellinghouses. The accommodation hereby approved shall not be occupied by the same person(s) for a single period or cumulative periods exceeding 28 days in any calendar year.

5. 5

   Condition 5

   Prior to the occupation of any dwelling the car parking and manoeuvring areas shall be provided and remain free from obstruction thereafter.

Planning History (3)

Documents (36)