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The site represents a roughly triangular piece of land at the south western end of Laxey Promenade. At present the site accommodates an almost derelict building which was formerly a cafe with living accommodation and more recently has been converted to purely living accommodation. Planning permission was granted under PA 02/0745 for the alterations to the dwelling and the conversion of this to two flats. Permission was subsequently granted for the creation of parking spaces at the rear but refused for the creation of spaces to the south west of the building as this would involve vehicles crossing over the public footpath (PA 02/0987).
The site is designated in the adopted local plan of 1989 as partly Tourism, partly Open Space. The emerging Laxey and Lonan Plan designates all of the site as Residential, reflecting the approved and existing uses on the site.
The site has suffered severely from recent heavy rainfall with water cascading from the property above on Old Laxey Hill down to the back of the site, demolishing the outbuildings at the rear and damaging the fabric of the main building.
Previously an application for the redevelopment of the site was refused under PA 04/01063 where the Planning Committee was not persuaded that the appearance of the scheme and was without prejudice to a further scheme which proposed a building of landmark quality, whilst dealt with all of the site and discussion with the Conservation and Planning Officers was strongly recommended.
The applicant and her agent has discussed this scheme with the Conservation and Planning Officers over several meetings and has come up with a scheme which is designed along the recommendations of both.
The scheme proposes the erection of a building which accommodates six residential units with two bedrooms each and garaging at ground level fronting onto the driveway in front of the building but behind the existing boundary wall. Two of the garages are served by a turntable.
The design incorporates a mixture of styles with a prominent round feature atht e south western end and stonework incorporates at ground level with, a slated roof and and roughcast render walling. The rear, again is disappointing. The building is tall but has no close neighbours who would either be affected or who would form a dominant architectural style which guide or influence what happens on this site.
Others are not keen on the modern approach to this development. Laxey Commissioners would prefer something more traditional with better arrangements for vehicular circulation and access. They also mention sea defences and flooding although I am not sure quite what they mean or expect.
DoT, CFO, DAO all raise no objection subject to conditions. 2 local residents and 2 from further afield object to what they see as overdevelopment of the site in an inappropriate style. The SPMCE comment on "quite a nice design" but wonder about the density.
Most of the comments about style expect the development to mimick the existing vernacular style despite the existing building being neither vernacular nor attractive. The scheme does not provide for much private amenity space, nor do the existing buildings have such, nor apartments generally. Each unit has two generous parking spaces plus space for bicycles, prams etc. Details of the retaining wall may be helpful although I don't see how this will be visible to the public. Both the Conservation Officer and I recommend that the application is approved.
However the PC considered that the scheme was over-intensive and out of keeping with the general appearance and character of the Promenade and refused the application - 10/3/05.
Recommended Decision : Permitted
Date of Recommendation :
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
R 1.
The proposed development would represent over-development of the site, producing a building which in massing, site coverage and height is considerably larger than that which occupies the site at present. Furthermore, the design of the building starkly contrasts to the prevailing architecture and general appearance of buildings fronting and in the vicinity of the Promenade, resulting in a development which would be visually out of keeping with its environment and the special character of the Conservation Area. Whilst the Planning Committee would not seek to preserve the existing building which is not attractive and is in poor condition, its replacement with the new building as proposed would not enhance the appearance of the Conservation Area as is required by the 1991 Town and Country Planning Act and as such would be contrary to policy CA/2 of Planning Policy Statement 1/01.
Decision Made : ... Committee Meeting Date : ...
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