This application seeks permission to erect an extension to provide an outside W.C at a building in Laxey.
The Site
The application site comprises the curtilage of the former Manx Engineering Ltd works and there are two associated car parking areas on Mines Road in Laxey.
Proposed Development
The proposed development comprises the extension of the building to provide a disabled toilet facility. This would be constructed on the north eastern elevation of the converted building. It would be a single storey structure with a mono-pitch roof. The siting is such that the extension would be tucked into a corner which is set down from the adjacent highway and as such the existing side and rear retaining wall would form part of the structure. Externally the extension would have a natural slate roof and a white painted render front elevation.
Planning History
The following planning application is relevant to the consideration of this application:
10/01820/B – Conversion of existing factory into a café/restaurant, exhibition area and heritage shop and alterations to car park vehicular access. This was permitted.
Representions
Laxey Village Commissioners recommend that the planning application be approved.
The Department of Infrastructure Highways Division do not oppose the planning application.
The Manx Electricity Authority has provided an advisory note.
Planning Policy
In terms of local plan policy, under the Laxey and Lonan Area Plan Order 2005 the Manx Engineers Ltd site is designated as light industrial use and the two associated car parking areas are within wider land designated as open space. The entire
Case Officer:
Mr Steve Stanley
Photo Taken:
Site Visit:
31.08.2012
Expected Decision Level:
Officer Delegation
application site is located within a wider area of land that is designated as high landscape value and scenic significance, and all are within the Laxey Conservation Area. The Laxey and Lonan Area Plan Order 2005 contains two policies that are considered specifically material to the assessment of the planning application.
Policy L/CRB/PR/4 states:
"Where an area is designated as a Conservation Area, special attention must be paid during the consideration of all planning applications within the area, to the desirability of preserving or enhancing its character or appearance in accordance with the Town and Country Planning Act 1991 (12.(4)."
Policy L/CRB/PR/6 states:
"The importance of the Laxey Wheel and the Mines as internationally significant and the innovative and unique remains of the lead mining industry is recognised and the attainment of UNESCO World Heritage Site status for the site is to be encouraged."
General Policy 3 states:
"Development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan with the exception of:
(a) essential housing for agricultural workers who have to live close to their place of work; (Housing Policies 7, 8, 9 and 10);
(b) conversion of redundant rural buildings which are of architectural, historic, or social value and interest; (Housing Policy 11);
(c) previously developed land which contains a significant amount of building; where the continued use is redundant; where redevelopment would reduce the impact of the current situation on the landscape or the wider environment; and where the development proposed would result in improvements to the landscape or wider environment;
(d) the replacement of existing rural dwellings; (Housing Policies 12, 13 and 14);
(e) location-dependent development in connection with the working of minerals or the provision of necessary services;
(f) building and engineering operations which are essential for the conduct of agriculture or forestry;
(g) development recognised to be of overriding national need in land use planning terms and for which there is no reasonable and acceptable alternative; and
(h) buildings or works required for interpretation of the countryside, its wildlife or heritage."
Environment Policy 35 states:
"Within Conservation Areas, the Department will permit only development which would preserve or enhance the character or appearance of the Area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development."
Assessment
The planning application seeks planning approval to add a small extension to the converted factory building to provide a disabled toilet. the building is now in use as a café/restaurant and the building behind is used as a exhibition area and heritage shop.
It is judged that the proposed development is of a modest scale and has been designed to respect the character and appearance of the existing building and its
wider setting. The provision of a disabled toilet will make the building more inclusive which is to be encouraged.
It is concluded that the proposed development is acceptable.
Party Status
The Local Authority is by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5)(d) granted Interested Party Status.
The Highways Division and the Planning Authority are both part of the Department of Infrastructure. As such, the Highways Division cannot be afforded Interested Party Status.
Recommendation
Recommended Decision: Permitted
Date of Recommendation: 12.10.2012
Conditions and Notes for Approval / Reasons and Notes for Refusal
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
: Notes attached to refusals
C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
C 2. This approval relates to the erection of an extension to form a disabled toilet facility, Old Corn Mill Tearooms, Mines Road, Laxey as shown by 243.1, 243.2, 243.3, 243.4, 243.5, 243.6 and 243.7 all received 7th September 2012.
C 3. The roof(s) must be finished in dark natural slate.
I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager/ Senior Planning Officer.
Decision Made: Permitted Date: 12.10.2012
Determining officer (delete as appropriate)
Signed: _________________________ Anthony Holmes
Signed: _________________________ Sarah Corlett
Signed: _________________________ Michael Gallagher Director of Planning and Building Control
Signed: _________________________ Jennifer Chance Development Control Manager
Copyright in submitted documents remains with their authors. Request removal
Source & Provenance
Official reference
12/01239/B
Source authority
Isle of Man Government Planning & Building Control
