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FOR:
CLAIRE AND PHIL PULLEN HOMECROFT THE HIBERNIA MAUGHOLD IM7 1ER
PROJECT:
PROPOSED HOLIDAY ACCOMMODATION GLEN ROAD LAXEY ISLE OF MAN IM4 7AR
PREPARED BY: DESIGNPOINT ARCHITECTURAL LTD
1.0 SITE DESCRIPTION 2.0 PLANNING POLICY 2.1 STRATEGIC POLICY 4 2.2 ENVIRONMENTAL POLICY 39 2.3 ENVIRONMENTAL POLICY 10 3.0 THE PROPOSAL 4.0 SUMMARY
1.0 SITE DESCRIPTION:
Within this site retains a large, two-storey, open plan warehouse, located within Laxey Conservation Area, with picturesque views over-looking Moughtin's (St. George's) Bridge and Laxey River below. This mainly stone building with pitched slated roof fronting Glen Road, provides pedestrian and vehicular access between the building and the bridge leading to the rear of the property, where lies a hard-standing area and detached lockup garages for parking. The building's design reflects an older use having canopies for hoists at either end fronting the road.
Internally the buildings' space is largely open with a former small office at first floor level above the entrance area at ground floor level.
For many years the upper floor accommodated the workshop of Manx Leathers and the bottom a firm of JCB stockists. Since they moved premises the building has been left vacant. Structurally it is in good condition, with some minor defects identified (refer to Structural Appraisal by S.A. Consulting). The building does not have any WC facilities internally and existing external facilities are shared with the adjacent Glen Road Garage. This is a local vehicle repair garage owned and operated by the applicant. The garage which is a one man operation is open from 8.30am – 5.30pm Mondays to Fridays. It is only very occasionally used on Saturdays. The garage site does not form part of the application.
The Isle of Man Strategic Plan sets out the following Planning Policy benchmarks in relation to this development:
Proposals for development must:
a) Protect or enhance the fabric and setting of ancient monuments, registered buildings, conservation areas, buildings and structures within National Heritage Areas and sites of archaeological interest;
"The general presumption will be in favour of retaining buildings which make a positive contribution to the character or appearance of the conservation area."
The site is within the Conservation Area and the building does have some character. It is therefore appropriate that its retention and enhancement is encouraged.
Where development is proposed on any site where in the opinion of the Department of Local Government and the Environment there is a potential risk of flooding, a flood risk assessment and details of proposed mitigation measures must accompany any application for planning permission. The requirements for a flood risk assessment are set out in Appendix 4.
For this proposal a flood risk statement has been prepared.
The largely stone frontage of the building will be retained as such with render on the frontage being applied to the brick columns in between the areas of stonework. This will enhance the building whilst maintaining its essential character. New and replacement timber windows will be similar in proportion and appearance to the original, reflecting the style of the existing casements.
The proposal is to refurbish and convert this warehouse into a self catering holiday accommodation for two separate occupancies, providing two bedrooms to the ground floor and three to the first floor. Both will comprise of an open plan lounge, dining and kitchen area, with a decorative A-Frame truss to the first floor.
For the ground floor premises access would be via the existing double width entrance at ground floor level on the north east side of the building. For the upper floor a new external staircase is to be constructed to the North West gable end of the property, linking to an external balcony at the rear, with an entrance to the first floor accommodation. This would replace the current internal gable access. The new external staircase and balcony enables adequate space to the ground floor for bespoke disabled access accommodation, whereas the previous internal staircase would have restricted this. This proposal has been developed from consultation with the tourist authority that encourages the disabled accessible accommodation, as there are very few in the area.
The premises have a variety of windows to the front and rear; larger entrances at the rear will be solid doors with side lights, and additional windows will be provided at the front to provide a balanced design of fenestration which will enable the full aspect of the site to be enjoyed. Views to the north are towards the Laxey Valley Gardens and Snaefell. Views to the South and east are towards Laxey and Glen Road Rivers and St. George’s Woollen Mills.
To the rear of the property there is a detached, single storey garage enclosure, comprising of four garages within the site. Two of the lock-up garages will be demolished to make use of the external space and views over the river. The space will be used to provide a paved seating area, and space for bins with a trellis enclosure. The other two garages will be made good and used to provide space for a drying room and storage for bicycles, etc.
For this proposed development the criteria for each planning policy has been met. Not only this, but further efforts have been made to meet the requirements set out in Approved Document M of the Building Regulations and the NAS (National Accessible Scheme) for Serviced, Self-Catering, Hostel and Campus Accommodation. This will aim to meet the needs of the mobility, visually and hearing impaired.
This proposal also meets the requirements set out in Approved Document B of the Building Regulations and satisfies the Fire Precautions (Flat) Regulations 1996 with incorporation of detection systems interlinked between both flats, as well as fitting of fire doors, fire extinguishers, fire blankets and emergency lighting. Not only this but the floor separating the two occupancies is to have 60min. fire protection and the glazing incorporated within 1.8m of the proposed balcony and stairway is to be fire retardant.
In terms of travel, nearby lies the Manx Electric Railway, providing an alternative form of public transport, with the main bus route being only a short walk from the accommodation. The occupancy of this property is proposed to be a maximum of 10 people. Adequate car parking is available on site, along with parking along Captains Hill; tourist use being only expected to generate one car or two motorbikes per unit at the most. In addition to this there is off-road parking available.
While in the Laxey and Lonan Area Plan 2005 the site is zoned for light industrial use, there is however, no evidence of demand for further facilities since the rehabilitation of the St. George’s Woollen Mill site nearby. Rencell Hill, Church Hill and Captain’s Hill which form the main access routes to the site from the New A2 Road through Laxey are not suitable for industrial style traffic. Glen Road, although slightly wider, like the others has no separate footway. The latter two routes do serve as a bus route and are occasionally utilized by coaches, but the alignment around the east side of Moughtin’s bridge onto the rest of Glen Road is such that large vehicles have great difficulty in negotiating it. Consequently it is considered that it is not appropriate to encourage further industrial use of this site. Moreover as above, the site does not have adequate facilities for more than one man units.
One of the key issues identified in the tourism strategy – “Fit for the Future”, approved by Tynwald in April 2004, stressed the need to broaden the range of tourist accommodation. This proposal represents
a positive opportunity for this site to be re-enhanced and brought back to life in order to provide a benefit to the tourism industry. This will not only cater for large groups of friends and family holidays, but for business trips as well.
Aside from the chalets near Laxey Beach there are few self-catering units in Laxey. The site is central to all the main tourist sights via the Manx Electric Railway, Snaefell Mountain Railway, St. George's Mill, the Great Laxey Mines Railway, Laxey Glen Gardens, Laxey Village Gardens (the washing floors) and is midway between the Great Laxey Wheel and the beach. It is a five minute walk from the nearest convenience shops.
The proposal is felt to make good economic use of the site. The presence of the local garage next door does not cause any problems to the residents beyond in Muir Terrace and may even have some benefits for visitors.
Refusal of the proposal may well result in deterioration of the building and eventual demolition may one day be foreseeable.
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