2 March 2018 · Delegated - Senior Planning Officer Sarah Corlett
Bridge Appron - Laxey River, Mines Road, Laxey, Isle Of Man, IM4 7nj
The proposal involves building a narrow service bridge on the west (upstream) side of an existing historic stone bridge spanning the Laxey River, part of Mines Road in Laxey. It expands an existing concrete-encased pipeline by adding services, clad externally in facing stone and natural slate to match the bridge's appe…
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The officer concluded the proposal complies with General Policy 2 as it respects the site's character through sympathetic materials and does not adversely affect the landscape, townscape, protected wi…
General Policy 2
Requires development to respect site surroundings in siting, scale, design; not adversely affect townscape character, protected wildlife/habitats including watercourses, or local amenities. Officer found proposal compliant as it uses sympathetic finishes, causes no harm to watercourse/wildlife with mitigations, and improves site appearance without affecting amenities.
Environment Policy 35
Permits only development preserving or enhancing Conservation Area character, protecting special features. Assessed as enhancing via stone/slate cladding over existing concrete pipeline, improving visual integration with historic stone bridge rather than harming character.
Environment Policy 7
Prohibits development harming watercourses unless mitigated; normally no development within 8m. Officer accepted bridge maintenance as exception, with DEFA Fisheries no-objection and required method statement ensuring no deterioration in water quality, pollution control, phased works, and ecological protections.
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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
Materials approval
No development shall commence until a sample of the proposed natural slate has been submitted and a sample panel of the external facing stone to be used has been erected on site, and both have been approved, in writing, by the Department. The approved sample panel shall be kept on site for reference until the development is completed. The development shall thereafter be carried out in strict accordance with the approved details. Reason: In the interests of maintaining the character and appearance of the site and surrounding area and the Conservation Area in accordance with General Policy 2 and Environmental Policy 35 of the Isle of Man Strategic Plan 2016.
Stonework matching
All work of making good the existing stonework shall be finished to match exactly the existing building fabric in respect of type, size, colour, bond, pointing, coursing, jointing, profile and texture. Reason: In the interests of maintaining the character and appearance of the site and surrounding area and the Conservation Area in accordance with General Policy 2 and Environmental Policy 35 of the Isle of Man Strategic Plan 2016.
Construction method statement
No development shall commence until a method statement containing details of the proposed construction methods and a scheme of protection for the watercourse, river banks and the fish population has been submitted to and approved in writing by the Department. The statement shall identify matters of ecological interest within the site and measures to mitigate ecological impacts where appropriate, including a timetable for their implementation. The development shall not be carried out except in strict accordance with the approved details. Reason: To provide adequate safeguards for the watercourse, the fish population and any other ecological species existing on the site in accordance with General Policy 2 and Environmental Policy 7 of the Isle of Man Strategic Plan 2016.
no highways interest
do not object
no objection providing there was to be no adverse effect on the adjacent watercourse, subject to further details on construction methods to protect fish population
DEFA Fisheries raised no objection subject to conditions on construction methods to protect fish populations; Garff Commissioners and Highways Division had no objections.
Key concern: risk of injury or disturbance to fish within the river
DEFA Fisheries
Conditional No ObjectionFisheries, DEFA has no objection to this proposal providing that suitable precautions are taken during construction; Reason: To avoid the risk of injury or disturbance to fish within the river
Conditions requested: details of construction methods are submitted to and approved in writing by the Department before any development commences, with particular regard to the protection of fish population within the river; any works are carried out in accordance with the approved details
Garff Commissioners
No ObjectionThe Commission had no objection to these proposals
Department of Infrastructure Highways Division
No ObjectionNo Highways Interest; NHI on 12-1-18
