1 April 2011 · Planning Committee
Factory, Wheel Hill, Laxey, Isle Of Man, IM4 7nl
The proposal involved repurposing an existing disused factory building on Mines Road in Laxey, within the Laxey Conservation Area, into a cafe/restaurant, exhibition space for Laxey Wheel and mines heritage, and a heritage shop, including internal alterations, new openings, decking, and improved car park visibility spl…
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The officer assessed the principle of the proposal first, noting the site's light industrial designation but highlighting its long disuse with little market interest for industrial purposes, poor loca…
Policy L/IND/PR/1 of the Laxey and Lonan Area Plan Order 2005
Requires land designated for industry to be used for light industrial purposes without amenity detriment. Officer accepted deviation due to site's long disuse, lack of market interest, and superior heritage/community benefits outweighing loss of industrial land.
Conservation Area Policy 4 of Laxey and Lonan Area Plan Order 2005
Requires special attention in Conservation Areas to preserve/enhance character. Modest external alterations (repairs, openings, decking) deemed limited impact, preserving character and potentially enhancing via heritage-related use.
Policy L/CRB/PR/6 - Laxey Wheel and the Mines Complex
Recognises Laxey Wheel/mines importance and encourages UNESCO status. Proposal directly supports by providing lacking visitor interpretation facilities near the site.
Policy L/OSNC/PR/1
Presumption against development on open space. Car parking areas on open space designation accepted as ancillary to main conversion and necessary for use.
General Policy 2
Requires development in line with Area Plan zoning unless other tests met (siting, scale, amenity, highways, etc.). Despite zoning conflict, satisfied all criteria: respects surroundings, no adverse amenity/highway impacts, adequate parking/services.
General Policy 3
Restricts development outside zoned areas except exceptions like redundant building conversion or heritage interpretation. Site qualified under (c) previously developed land/redundant use and (h) heritage interpretation buildings.
Environment Policy 35
Permits only development preserving/enhancing Conservation Area character. Alterations modest, related to heritage use, thus preserving/enhancing.
Time limit
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
Approved drawings
This approval relates to drawing no.s 243.1.1, 243.1.2, 243.1.3, 243.1.4, 243.1.5 and 243.1.6 date stamped 10th December 2010.
Screening scheme
Prior to the commencement of the use of the development a scheme for providing screening of Millstream Cottage from the application site must be submitted to and agreed in writing by the Planning Authority. Such scheme must include drawings of the proposed screening.
Decking use restriction
The decking area and adjacent area in front of the building shown on drawing no. 243.1.3 shall not be used as an external seating area and shall be utilised only for building maintenance and evacuation purposes.
Recommend approval
Do not oppose
No objection
Do not oppose the application
Statutory consultees including Manx National Heritage, Highways Division, Water & Sewerage Authority, Fire & Rescue Service, Manx Electricity Authority, and Laxey Village Commissioners raised no objections to the application with some conditions and heritage preferences noted; neighbour objections were withdrawn after discussions.
Key concern: loss of internal masonry and historical accuracy of waterwheel feature
Manx National Heritage
No ObjectionFor the avoidance of doubt we do not oppose this application.; We would prefer to see the loss of the internal masonry avoided.; We would strongly urge that the recreation of any historical features should aspire to be as accurate as possible
Isle of Man Water and Sewerage Authority
Conditional No ObjectionNo Objection: - subject to the following conditions:-
Conditions requested: No discharges of any matter likely to injure the sewer or drain, to interfere with the free flow of its contents or to affect prejudicial the treatment and disposal of its contents (section 6 of the Sewerage Act 1999); No discharges of fat or other food waste to the foul sewer; Grease/fat trap to be installed and maintained by the occupier/owner
Isle of Man Fire & Rescue Service
Conditional No ObjectionPrior to the commencement of any works the applicant must consult with the Fire Safety Department
Conditions requested: Prior to the commencement of any works the applicant must consult with the Fire Safety Department as the premises falls within the scope of the Fire Precautions Act 1975; Contact the Fire Safety Department on 647327 within the next 28 days
Department of Infrastructure Highways Division
No ObjectionDo not oppose has no adverse traffic management, parking or road safety implication
Manx Electricity Authority
Conditional No ObjectionThere are Underground Cables/Overhead Lines present in the area
Conditions requested: Contact Network Operations Department (Tel. 687687) to discuss working practices around Cables and Overhead Lines; Contact M.E.A. for Electrical Site Safety 5 documents (Tel. 687766); Contact the M.E.A. Planning Department (Tel. 687781) to discuss the electricity supply; All work to be carried out with reference to Health and Safety Executive Guidance Notes HS(G)47 & GS6
Laxey Village Commissioners
Supportthe Board recommends approval of the above application
