Officer Report PA12/01071/B

Statement Of Planning And Building Control Division (Department Of Infrastructure) PA12/01071/B Re-development of existing coach park including creation of three coach parking bays, manoeuvring/drop off area, waiting area, paving, seating and lighting, Coach Park, Mines Road, Laxey, Isle of Man ## Introduction 1. In accordance with the provisions of 10.(1)(b) of the Town and Country Planning (Development Procedure) Order 2005 any planning application that proposes development involving land that the Department of Infrastructure could be said to have a vested interest in cannot be determined by the Planning and Building Control Division. In these instances the relevant legislation requires the planning application to be referred to and determined by the Council of Ministers. Such planning applications are dealt with by an appointed person (Planning Inspector) who is charged with assessing the proposed development and reporting their recommendations to the Council of Ministers. ## Planning History 2. The site, in all or part, has been the subject of the following previous planning applications: 89/01290/A – Approval in principle for erection of shelter incorporating toilets with facilities for the disabled, entrance to Mines Road, Laxey. Approved. 91/01250/B – Erection of building to provide public amenities. Approved. ## Planning Policy 3. In terms of land use designation the site lies within an area which is designated as Open Space/Agricultural use by the Laxey and Lonan Area Plan (Map No. 1). To the immediate north is residential development and to the south and west are railway lines. To the east is a piece of land which is identified as being part of an "Area of Ecological Interest", beyond which is residential development. 4. In terms of strategic plan policy, the following are contained within the Isle of Man Strategic Plan - Towards a Sustainable Island June 2007 and are judged to be relevant to this application: Transport Policy 3: "New development on or around existing and former rail routes should not compromise their attraction as a tourism and leisure facility or their potential as public transport routes, or cycle / leisure footpath routes." Paragraph 11.3.1, which states: "The ability of new and existing highways to safely and efficiently accommodate the traffic generated by new development is an important factor when considering the location and layout of new development. Not only must the traffic routes involved be of a size which is capable of taking the projected volume of traffic but they must also be designed so that points of potential traffic conflict such as junctions and roundabouts are in an appropriate location and of a suitable design, including provision for pedestrians. The need for new and improved highways in order to facilitate new development must be balanced against the environmental objectives of this plan." Transport Policy 4: "The new and existing highways which serve any new development must be designed so as to be capable of accommodating the vehicle and pedestrian journeys generated by that development in a safe and appropriate manner, and in accordance with the environmental objectives of this plan." 5. The site is within the Laxey Conservation Area. A map showing the extent of this Conservation Area is appended to this report. OBSERVATIONS 6. It is noted that the site is within an area that is designated as being Open Space/Agricultural use by the relevant Area Plan, however it is clear that the site is part of the public highway which provides access to Mines Road and an area of hardstanding for coach parking and has done for a significant period of time. 7. It is acknowledged that the site forms part of the Laxey Proposed Regeneration Zone. 8. The proposal would seem to offer an improved area for coaches to manoeuvre and collect/drop off passengers utilising a high quality palette of materials. 9. The comments of Laxey Village Commissioners regarding views being sought from bus operators are noted and the inspector may wish to seek such views to assist in the assessment of the proposal. It is however acknowledged that the Highways Division has assessed the application and found it be acceptable. ## Recommended Conditions Should the appointed person be minded to recommend that the application be permitted, the following conditions are suggested: C1. The development hereby permitted shall commence before the expiration of four years from the date of this notice. C2. This permission relates to Re-development of existing coach park including creation of three coach parking bays, manoeuvring/drop off area, waiting area, paving, seating and lighting, Coach Park, Mines Road, Laxey, as shown by P01, P02, P03, P04 and P05 all received 30th July 2012. ## Appendix 1 Laxey Conservation Area Map