17 February 2021 · Planning Committee
Street Record, Glen Road, Laxey, Isle Of Man, IM4 7ap
The site is alongside the Laxey River in the Laxey Conservation Area, where the existing wall (mostly 1.3m high Manx stone on the road side, mixed stone and concrete on the river side) protects properties from flooding, following severe floods in 2019 that affected 51 of 62 properties.
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The officer assessed justification for the works based on flood risk studies including the Laxey Flood Alleviation Scheme Feasibility Study 2020 and Arup report, which identified the wall replacement …
Strategic Policy 4
Requires protection/enhancement of conservation areas and no unacceptable environmental pollution. Assessed as compliant due to stone cladding on road side, conditioned stone facing near Woollen Mill, and flood protection benefits outweighing minor visual changes.
General Policy 2
Requires respect for surroundings in scale/design, no harm to landscape/townscape/amenity/watercourses/highways. Proposal complies as height increase minimal, no neighbour harm, highways no objection, watercourse protected by conditions.
Environment Policy 7
Prohibits harm to watercourses without mitigation; requires risk assessment, pollution measures, phasing. Justified by flood studies; conditions secure method statements and 9m watercourse form.
Environmental Policy 22
Prevents unacceptable harm from pollution/water impacts. No demonstrable harm to neighbours or watercourse.
Environment Policy 35
Permits only development preserving/enhancing conservation areas. Road-side stone matches existing; riverside concrete acceptable as weathered/prevalent; conditioned enhancement near Woollen Mill.
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.
Materials and railing details
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.
Watercourse 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.
Himalayan Balsam eradication
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 Balsam. 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 Balsam and that adequate protection of the rivers ecosystem is maintained.
Do not object
No objection subject to conditions: works July-September, method statement
No objection but condition for Himalayan Balsam eradication plan
Provided data on wall heights from JBA report
Principal Registered Buildings Officer raised concerns about impact on Laxey Conservation Area and requested amendments including stone facing on both sides of the wall; DEFA Fisheries and Ecosystem Policy offered conditional no objection; several public representations objected to aesthetics, height, and necessity while one supported for flood protection.
Key concern: demolition of traditional Manx stone wall and adverse visual impact on Laxey Conservation Area character
Principal Registered Buildings Officer
Conditional No ObjectionRecommendation: Some concerns amendments required; the replacement of this section of wall with a wall of concrete facing will neither preserve or enhance the character or appearance; facing both sides with a traditional stone finish, this treatment could go some way to mitigate the loss of the historic wall
Conditions requested: revisions to first section of walling with sympathetic treatment; stone facing on both sides of wall to mitigate loss; alternatively pigment concrete to match stone; Registered Building consent required for demolition
DEFA Inland Fisheries
Conditional No ObjectionFisheries, DEFA has no objection to this proposal providing the following conditions are met
Conditions requested: Any works to the watercourse bank and channel are restricted to the period July to September (inclusive); Works are conducted according to written method statements agreed in advance with the Inland Fisheries Section of the Fisheries Directorate, DEFA
DEFA Ecosystem Policy Officer
Conditional No ObjectionThe Ecosystem Policy team therefore recommend that if this application is approved, a condition is secured for a Himalayan Balsalm eradication plan
Conditions requested: Himalayan Balsam eradication plan be submitted to planning for written approval prior to works taking place
Manx Utilities Authority
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