7 April 2022 · Head of Development Management (Stephen Butler)
Deepdale Laxey Launderette, Glen Road, Laxey, Isle Of Man, IM4 7ab
The proposal involves the removal of a 3.2m section of boundary wall in front of a shared parking area at the Laxey Launderette, a commercial property in a mixed-use area opposite the Laxey River. This aims to improve access and safety for vehicles, particularly large vans, using the shared parking.
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The officer determined that the proposal passes the Section 18(4) test of the Town and Country Planning Act (1999) because the existing wall does not contribute to the Conservation Area's character or…
Environment Policy 10
Applicable due to the site being in a Flood Risk Zone. The policy requires assessment of flood risks. Officer noted no Flood Risk Assessment was submitted but accepted the proposal based on DOI Flood Risk Management's non-opposition and applicant's flood defence commitment, conditioned for approval prior to works.
Environment Policy 13
Applicable due to Flood Risk Zone location. Assessed alongside ENV10; flood risk mitigated by condition requiring approved flood defences before wall removal, addressing protection from possible flooding.
Environment Policy 35
Requires development in Conservation Areas to preserve or enhance character and appearance. The removal of the non-contributory wall was found to preserve the Conservation Area without harming the streetscene, passing the policy test alongside Section 18(4).
General Policy 2
Concerns character and appearance (b,c). The proposal's impact on the mixed-use area's character was minimal; wall removal aids parking without affecting Conservation Area or surroundings.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice. Reason: To comply with Article 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
Flood defences approval
Prior to the removal of the wall, details of the proposed flood defences to be installed must be approved in writing by the Department and retained as such thereafter. Reason: to protect the site from possible flooding.
Access and layout compliance
Unless included as part of details approved under Condition 2, the access and layout shall be built in accordance with Drawing No: 100. Reason: to ensure the development takes place in accordance with the approved plans in the interests of highway safety.
The proposal raises no significant road safety or network functionality issues. It would make for more convenient entry and exit for a large van and for all user operations. Accordingly, Highways raises no opposition subject to conditions for the access and layout to accord with Drawing No: 100.
The details and impact of this application were considered. There were no objections to this application.
No concerns from a fisheries perspective.
Do not Oppose.
All four consultees (Highways Development Control, DEFA Fisheries, Garff Commissioners, and DOI Flood Risk Management) raised no objections to the application, with Highways recommending no opposition subject to conditions.
HIGHWAYS DEVELOPMENT CONTROL
Conditional No ObjectionThe proposal is acceptable from Highways’ viewpoint despite the visibility splay is incorrectly drawn.; Control raises no opposition subject to conditions for the access and layout to accord with Drawing No: 100.; A separate permission is necessary with Highways for the vehicular access extension under a s109(A) Highway Agreement after grant of any planning consent.; On construction, the existing road drainage must either be retained or an effective alternative scheme provided at the Applicant’s / Developer’s expense.; The Applicant / Developer will be required to install surface water drainage where necessary to ensure containment within the site.
Conditions requested: access and layout to accord with Drawing No: 100
DEFA Fisheries
No ObjectionDEFA Fisheries have no concerns in relation to this development from a fisheries perspective.; This is due to the nature of the nearby watercourse (ditch) which is not known to contain fish populations.
Garff Commissioners
No ObjectionThere were no Objections to this application.
Department of Infrastructure Flood Risk Management Division
No ObjectionDNO
