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Erection of a Building Containing 26 Sheltered Apartments with Associated Car Parking, Landscaping and Decked Open Space, former Princes Motors Site, Adjacent to MER Line and A2 Ramsey Road, Laxey
Supporting information incorporating:
site are Lhergy West and Highcliffe (detached properties above the site to the east), with the more modern terraced dwellings of Glen Mooar a similar distance below to the west. At a similar level to the site but on the opposite side of the valley is Ham and Egg Terrace/Dumbell's Terrace. 2.3 The A2 is a principal highway and bus route, providing public transport links to Douglas and Ramsey. The MER provides similar links on a seasonal basis. The centre of Laxey village and its facilities - which include a post office, bank, shops, doctors surgery, pharmacy, dental surgery, pubs - is a short walk away from the site to the south west.
3.1 The site is within an area which is designated for Predominantly Residential Use by the Laxey and Lonan Area Plan 2005. It is not within the Laxey Conservation Area, although the two meet at the western site boundary and the scheme has been designed to take account of this. Much of the land surrounding the site is identified as an Area of Ecological Interest but the site itself is not within that area. Planning approval in principle has previously been granted for the removal of the existing buildings and the construction of sheltered housing (PA 97/00287) or a nursing home (PA 97/00288) on the site. When considered under PA 07/00273 the principle of redeveloping the site for residential use was not a matter of dispute.
4.1 It is proposed to redevelop the site for residential use in the form of sheltered apartments, which is in accordance with the land use zoning of the Laxey and Lonan Area Plan. The scheme will provide housing for persons over the age of 50 , including units which are suitable for use as affordable sheltered housing, and as well as 26 apartments it will incorporate a residents lounge, a warden's office and individual stores. A number of issues were raised during the consideration of previous application PA 07/00273 and were reported upon by the Appeal Inspector as follows ${ }^{1}$ :
[^0] [^0]: ${ }^{1}$ The decision notice and Inspectors report for PA 07/00273 is attached at Appendix 1
4.2 Building size and design; the Inspector concluded that the four storey element of the building, which was the issue between the parties at the appeal, "would provide for a better articulated building and one which had a beneficial degree of change of form and mass when the full length was seen in views out of the conservation area". He also concluded that when viewed from Lower Captain's Hill and the Washing Floor "the mass of the four storey element sits well with the walls and abutments as well as Lhergy West and Highcliffe on higher ground." When viewed from Ramsey Road as it approaches the site the Inspector concluded that "I do not consider that four storeys is too big, particularly bearing in mind the height of the terrace upon which Lhergy West and Highcliffe sit". The general approach to the design of the building, which uses forms and materials to reflect the industrial heritage of the area, was not criticised by the Inspector². Given these conclusions the size and design of the building remain as previously proposed. 4.3 Access and car parking; the Inspector noted that the Department of Transport Highways Division found the access arrangements to be adequate, and he concurred with this view. He also noted that the Planning Committee did not object to the level of car parking provision, which exceeded the standard required by the Isle of Man Strategic Plan. The same level of parking provision has been maintained for this new application (15 spaces), which is in accordance with the recommendations of the Inspector and the Minister. 4.4 Residential amenity; the nearest dwelling to the site is Lhergy West, and whilst the Inspector reported that the view from there would be changed he concluded that "given the relative heights and distances involved I do not consider there would be unacceptable harm to residential amenity." 4.5 Open space; whilst the Inspector recognised that the level and type of open space to be provided in any particular case must reflect the nature of the development he concluded that the scheme proposed under PA 07/00273 failed to provide adequate space for casual recreation and sitting out, due principally to the fact that the topography of the open space at the northern end of the site would make it difficult to access. To resolve this issue it is
[^0] [^0]: ${ }^{2}$ A Design Statement is attached at Appendix 2
proposed to create a decked area over the same part of the site, thus providing a larger level area which can be easily accessed for sitting out and general recreational use. Locating the open space at this point will take advantage of the pleasant environment around the stream and will help to minimise disturbance from traffic on the main road, as well as allowing good views over the valley. The Washing Floor public gardens are also a few metres away from the site should any residents wish to use them. 4.6 Other matters; the Department of Transport Drainage Division raised no objection to the drainage arrangements for PA 07/00273 and they remain unchanged for this new application. The ground conditions within the site have been examined by engineers as part of the design process and have been found to be suitable for the scheme as proposed. There is no reason to believe that construction work will interfere with the miniature railway tunnel which passes under the south west corner of the site, but nonetheless prior to the commencement of any work a structural engineer will as a matter of course carry out a condition survey of the tunnel and the line at Glen Mooar, and his report will be forwarded to Laxey and Lonan Heritage Trust. In accordance with the provisions of the Isle of Man Strategic Plan an Energy Impact Assessment/Statement has been prepared for the scheme ${ }^{3}$.
5.1 The scheme previously proposed under PA 07/00273 was considered at appeal and refused for failing to provide adequate space for casual recreation and sitting out. All other aspects of that scheme were found to be acceptable. It is now proposed to create a decked area of open space at the nothern end of the site which will serve that purpose, with the building, the site layout and the servicing arrangements (including access, parking and drainage) remaining unchanged.
[^0] [^0]: ${ }^{3}$ An Energy Impact Assessment/Statement is attached at Appendix 3
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