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| 01/03/17 16/00205/3 | Ellis Brown Architects |
Supplementary information to accompany Planning Application
Comment has been made by the Department of Infrastructure (DoI) Highways division, that's reads:
The proposal comprise the two 2 bedroom holiday apartments. It is stated that the existing access to the site on Glen road will be widened to accommodate two-way movement. The existing access is shared with the neighbouring La Mona Lisa Restaurant.
Ellis Brown drawing No 16/2522/02 indicates that an in-curtilage parking rea will be included as part of the proposal. Allowing parking below the building, this area would appear to provide four spaces which is in accordance with the parking standards set out in the strategic plan. However, in terms of manoeuvring, the parking area would appear restricted due to the width of the internal access into this parking area. This presents concerns in relation to vehicles being able to enter and exit the site in a forward gear and their interaction with vehicles servicing the restaurant.
The drawing referred to above does not include any levels that would provide an indication of the gradient of the ramp down from Glen road while the proposal would result in an intensification of use of an access where visibility to pedestrians on the footway on Glen Road is restricted as is the visibility to vehicles on Glen Road due to on street parking...
The proposal does indeed indicate the provision of 4 spaces accessed off the existing – widened access point- to Glen road.
The access is currently only wide enough for 1 vehicle to pass through, but access rights exist for both users of the access point (the Laundrette and the restaurant). Both are commercial uses and have deliveries from commercial vehicles. The Laundrette has its own vehicles – one a large long wheel based van, one a 4 x 4 type vehicle. The Restaurant has deliveries also – usually 1 or 2 a day with fresh produce.
The proposal would remove the commercial vehicle movements from the laundrette business. The restaurant business would still have deliveries in the current manner.
It is disputed that there is insufficient parking and manoeuvring space as the spaces are generous and there is ample turning space between the spaces. It should be noted that all of the forecourt are is available for the access as there is provision in the deeds to ensure this area is defined as access serving both properties.
The areas shaded on the plan are currently subject to access rights in that the La Mona Lisa owns the area shaded blue. This blue area currently affords access to the area shaded orange by way of a deed in the land registry documents.
Mancam Ltd, Laxey Laundrette, Proposed redevelopment of the Laxey Laundrette site To Form 2 Apartments, Glen Road, Laxey. Supplementary information to accompany Planning Application Ellis Brown Architects
The Isle of Man Strategic Plan 2016 includes, in appendix 7, the parking standards. Being residential, referring to table A.7.6. the requirement for apartments show that 1 space should be provided per bedroom. (one and 2 bed units). In section 7.1, the description of the standard, reference is made to town centre locations and previously developed sites and the standard being relaxed, subject to certain considerations.
Matters to consider are: -
The existing buildings' current use. This is one of commercial with regular commercial vehicle movements during the working day. The existing parking provision could be considered as being the courtyard, accessed from the Glen road. This is done by reversing from the road to the courtyard area and crosses the public footpath. The proposal looks to improve this arrangement.
The proposal changes the use form commercial to Tourist accommodation. Additional considerations are identified in appendix 7 as: -
(a) The location of the housing relative to public transport, employment and public amenities; (b) The size of the dwelling; (c) Any restriction on the nature of the occupancy (such as sheltered housing); and (d) The impact on the character and appearance of the surroundings
In response to these elements,
(a) the proposed application site is located within walking distance of 2 local bus routes (no 13 and 15 (seasonal)) that links to a wider reaching service (No 3) located on a primary transport link, the main Ramsey to Douglas Coast Road. These routes serve both Douglas and Onchan directly to the south and Ramsey to the north, with these services extending beyond to all areas of the island. It is recognised in the strategic plan that Douglas and Onchan are the primary employment centres. Public amenity can be found a short walk away at the beach, and the playing fields near the Football ground. There are local public footpaths in the vicinity, which would be attractive to visitors. Commercial amenity, shops and services are located in the village nearby.
(b) The proposed apartments are 2 bedroom units designated for tourism use, which due to their size would likely be visited by single families or groups travelling in 1 vehicle. The exception to this may be the TT
Mancam Ltd, Laxey Laundrette, Proposed redevelopment of the Laxey Laundrette site To Form 2 Apartments, Glen Road, Laxey. Supplementary information to accompany Planning Application Ellis Brown Architects
period where visitor may well be on motorcycles – which by their nature are easier to park and manoeuvre.
(c) The nature of the occupancy is that of Tourism units – which as previously stated is compact in its size (3 or 4 people maximum occupancy and therefore a single family / group would be expected to use the units. This would likely be in 1 vehicle – particularly when traveling from the UK or further afield due to transport costs.
Additionally, as they are tourist units – it would be likely that traffic movements be reduced as the “day out” would be a single exit and entry. If an evening outing was planned this would be another “In and out” movement would occur via an improved access. The evening outing may well be on foot, to local businesses such as the restaurant adjacent or the pub over the river – or further afield -a short walk to the village. All of this would be a benefit to the local economy.
(d) The desire to maintain the character of the area has driven the design to keep the parking hidden from the street scheme using semi basement / garage style parking, which was welcomed by the planning officer and conservation adviser.
Therefore, we feel that the proposal and its provision of potentially 4 generous on site spaces to be adequate to serve the development, when as described, only 2 may actually be required. The access ramp levels are to be as the existing as the “garage” building is the re-using of the Laundrette building, and this the access is a betterment, particularly when considering the reduced traffic movements. It could even be added that a mirror be positioned opposite the access point to assist visibility for traffic, for which the applicant would provide at their cost.
Further drawings in support of this supplementary information to the planning application. Ellis Brown Drawings 16-2522-05 Proposed plan at low level parking area. Topographical survey ref 16-004 – TS 01 – showing existing site levels. Bus Vannin Routes and timetable that serve the area
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