18 October 2010 · Senior Planning Officer (delegated under Article 3(13) of the Town and Country (Development Procedure) Order 2005)
Laxey Harbour Chalets - Wardens Unit, The Cairns, Breeze Hill, Laxey, Isle Of Man, IM4 7dl
The application sought permission to erect two detached timber holiday let chalets similar in form to existing ones on a site east of Breeze Hill and north of Laxey River, within a tourism/leisure designated area, open space, high landscape value land, and Conservation Area.
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The officer concluded the application unacceptable due to insufficient detail on proposed works to the rear bank, preventing full assessment despite requests for levels and cross-sections which were n…
Environment Policy 10
Requires flood risk assessment and mitigation where Department considers potential flood risk, per Appendix 4. Officer assessed site has potential risk due to location near Laxey River and indicative high flood risk maps (tidal/river); applicant failed to provide despite requests and Water Authority insistence, following precautionary approach.
Environment Policy 13
Prohibits development resulting in unacceptable flood risk on or off-site. Without FRA, officer concluded potential flood risk unacceptable given site location and existing information.
Policy L/TRT/PR/8
Confines tourism development to western part of Lower Cairn site, remainder landscaped with public access; new structures must respect prominent/natural character, no permanent accommodation. Existing development covers western extent so proposal inevitably on protected eastern part, detrimental to amenity in prominent position.
Conservation Area Policy 4 of Laxey and Lonan Area Plan Order 2005
Requires special attention to preserve/enhance Conservation Area character per Act. Built development into eastern open part alters visual prominence, fails to preserve open character.
Environment Policy 35
Permits only development preserving/enhancing Conservation Area character, protecting special features. Proposal adversely affects open character of eastern site.
General Policy 2
Permits development per Area Plan zoning if respects site/surroundings (siting/layout/scale), does not harm landscape/townscape/amenity/character/flood risk/services. Assessed non-compliant on flood risk, landscape/character/amenity due to location/scale in prominent Conservation Area.
Policy L/TRT/PR/2
Permits only tourism developments on tourism sites. Relevant as site partly tourism/leisure designated but specific L/TRT/PR/8 overrides for this Lower Cairn site.
Policy L/OSNC/PR/1
Presumption against development in open space designations. Site partly designated open space (private woodland/parkland).
Supports as extra visitor accommodation in Laxey should be encouraged; proposals natural extension to existing, utilise site well.
Supports to encourage quality self-catering tourist accommodation.
Do not oppose; no traffic management, parking or road safety implications.
Supports own application; low impact timber buildings in line with tourism zoning.
Water and Sewerage Authority objects due to lack of flood risk assessment and access concerns; Laxey Village Commissioners recommend refusal on visual impact and access grounds; Highways and Tourism Division have no objections and support respectively.
Key concern: Lack of Flood Risk Assessment in high risk flood zone
Isle of Man Water and Sewerage Authority
ObjectionThe indicative flood map for Laxey shows the proposed site to be located within the Tidal High Risk Flood Zone and adjacent to the River High Risk Flood Zone.; the applicant has failed to demonstrate that the proposed development will not be at risk of fluvial or tidal flooding.; The Authority request that this application is deferred due to the close proximity of the river, this site will require a tidal and fluvial flood risk assessment
Conditions requested: Full Flood Risk Assessment required including confirmation of flood zone, sources of flood risk, topographical survey, hydraulic modelling for specified flood scenarios, sensitivity analysis, flood maps, blockage assessments, floor levels, emergency access details, buffer zone along main river, pluvial drainage arrangements
Isle of Man Water and Sewerage Authority
ObjectionThe Authority request that this application is deferred due to the close proximity of the river, this site will require a tidal and fluvial flood risk assessment to be carried out.; If this application can't be deferred then the Authority's stance is Objection.
Conditions requested: Defer application until tidal and fluvial flood risk assessment carried out
Laxey Village Commissioners
ObjectionIt is an over intensive development which would represent an unacceptable visual impact on the area given its prominent location overlooking Laxey Harbour.; Concerns over potential restrictions to vehicular access to the adjacent Sewerage storage tank.
Department of Infrastructure Highways Division
No ObjectionDo not oppose has no traffic management, parking or road safety implications
Department of Economic Development Tourism Division
SupportQuality and Service section, Tourism Division at the Department of Economic Development fully supports the above planning application.; The proposal is in sympathy with the Department of Economic Development - Tourism Divisions policy to encourage quality self catering tourist accommodation.
