1 June 2021 · Delegated - Principal Planner (Chris Balmer)
Street Record, Glen Road, Laxey, Isle Of Man, IM4 7ap
The proposal involves demolishing the existing boundary wall between Glen Road highway and the Laxey River, which is mostly Manx stone on the road side but concrete render on the river side, and replacing it with a reinforced concrete wall clad in stone, 300mm higher than the current 1.3m height, for flood protection.
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The officer assessed whether the existing wall makes a positive contribution to the Laxey Conservation Area character, applying a presumption against demolition under Strategic Policy 4, General Polic…
Strategic Policy 4
Requires protection or enhancement of Conservation Areas and no unacceptable environmental pollution. Officer assessed demolition and replacement as neutral impact, beneficial for flood protection without detriment to character.
General Policy 2
Requires development to respect site/surroundings in scale/form/design, not adversely affect townscape character or amenities. Replacement wall design/finish found acceptable, not detrimental to locality.
Environment Policy 35
Permits only development preserving/enhancing Conservation Area character. Demolition accepted as wall in poor repair; replacement preserves character via stone cladding and conditions.
Environmental Policy 39
Presumption to retain positive contributors in Conservation Areas, considering condition, repair costs, retention efforts, alternative merits. Existing wall structurally unsuitable; flood protection benefits outweigh retention.
Time limit
The works hereby granted registered building consent shall be begun before the expiration of four years from the date of this consent. Reason: To comply with paragraph 2(2)(a) of schedule 3 of the Town and Country Planning Act 1999 and to avoid the accumulation of unimplemented registered building consents.
Railing and wall details approval
No development shall be commenced on site until further details have been submitted to and approved in writing by the Department which show the railing details (to ensure visibility splays are retained) and finished appearance of both sides of the wall to the section of walling fronting Laxey Woollen Mills (to show both side of the wall finished in Manx Stone). All railing/walling works shall be carried out in accordance with the approved details and retained as such thereafter. Reason: To ensure the character and appearance of the wall in this section is in keeping with this part of the conservation area and in the interests of Highway Safety.
Himalayan Balsam eradication method statement
Prior to the commencement of works on site, a written method statement should be submitted to and approved in writing by the Department, for the eradication of Himalayan Balsalm. All works in the vicinity of the river shall be carried out in accordance with the approved details. Reason: To ensure there is no spread of Himalayan Balsalm and that adequate protection of the rivers ecosystem is maintained.
Watercourse development method statement
Prior to the commencement of works on site, a 'development within 9 meters of a watercourse form' and a written method statement should be submitted to and approved in writing by the Department. All works in the vicinity of the river shall be carried out in accordance with the approved details. Reason: To ensure adequate protection of the River and fish within.
no objection
Highways Division has no objection to the application, while a local resident objects due to non-compliance with previously approved plans and impacts on the conservation area.
Key concern: proposal reverts to original plan contrary to revised drawings approved under PA20/01385/B
Department of Infrastructure (DOI) Highways Division
No ObjectionAfter reviewing this Application, Highway Services find it to have no significant negative impact upon highway safety, network efficiency and /or parking.; Do not oppose
Resident at 2 Glen View, South Cape, Laxey
ObjectionContrary to the above approval, the current application PA21/00481/CON reverts to the original plan and shows the proposed replacement wall to both replace the railings and not to be stone faced on the river side.; Therefore I object to this current application as the proposal is out of keeping with Laxey's Conservation Area, a hazard to traffic and pedestrians and will destroy the visual enjoyment of the heart of Laxey, its River environment, for residents, visitors and users of its Heritage trail alike.
