6 May 2020 · Delegated - Principal Planner Chris Balmer
Slipway, Airport Road Castletown Isle Of Man
The site is on the southern side of Derbyhaven Road (also referred to as Airport Road), Castletown, featuring an existing 10m concrete slipway angled southwest into the shoreline, surrounded by stony shingle/sand beach with marine vegetation and some standing water.
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The officer noted the proposal would have 'little impact in terms of visual change or level of impact as it is to replace an existing, similar feature not too far away', making it acceptable in the se…
General Policy 3
Presumption against development except for overriding national need with no reasonable alternative. Officer applied exception g) for emergency services slipway essential for airport fire access, where deteriorated existing facility forced use of unsuitable alternative.
Environment Policy 1
Protects countryside for its own sake and landscape character. Proposal's low visual impact as replacement slipway in similar location complied, avoiding harm to Rugged Coast openness and panoramic views.
Environment Policy 2
Places importance on impact on landscape character and quality. Relocation 20m west reduced footprint and avoided saltmarsh, maintaining coastal character per Langness (E11) and Landscape Proposal 26.
Environment Policy 4
Protects sites of ecological importance like ASSI. Condition for Ecological Clerk of Works ensures minimisation of disturbance, with DEFA confirming controls via ASSI consent would conserve interests.
Environment Policy 5
Allows development affecting ecological sites if conditions minimise disturbance and mitigate unavoidable damage. Applied via ECoW monitoring, method statements, and stone relocation note.
Environment Policy 11
Coastal development permitted if not increasing flooding/erosion risk or needing extra coast protection. No issues raised; design consulted with DEFA reduced environmental footprint.
E11 Langness
Conserve coastal character, ecological habitats, rugged openness, and archaeological sites. Proposal's minimal visual change and ecological safeguards aligned with strategy.
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.
Ecological Clerk of Works
Prior to the commencement of any works associated with this approval there shall be appointed an Ecological Clerk of Works who shall remain in position throughout the whole development and whose responsibilities shall include for providing a preconstruction survey of the local area; regular monitoring and ongoing advice during the works; and construction method checks to ensure that marine environment pollution is avoided. subject to appropriate control which can be exercised through the ASSI consent system. Reason: to ensure that the development accords with Environment Policy 4 of the Strategic Plan.
Removal of existing slipway
The existing slipway must be removed and the area restored to beach consistent with the surrounding shoreline, within 6 months of the completion of the new slipway hereby approved. Reason: in the interests of the visual impact of the area.
no objection
highway benefits from the proposal and do not object
no longer object subject to detailed working method statement, ASSI consent and MNR permit required; request Ecological Clerk of Works condition
Multiple consultees including Highways, Malew Parish Commissioners, and DEFA Inland Fisheries raised no objections to the replacement slipway; DEFA Biodiversity requested detailed working method statements and ASSI/MNR consents due to the site's protected status.
Key concern: location within Langness, Sandwick and Derbyhaven ASSI and Langness Marine Nature Reserve requiring ASSI consent, MNR permit, and detailed working method statement
DEFA Inland Fisheries
Please could you complete the attached development within 9 m of a watercourse form and return it to Inland Fisheries
DEFA Ecosystem Policy Officer
Conditional No ObjectionThe proposed slipway lies within Langness, Sandwick and Derbyhaven Area of Special Scientific Interest; Work cannot commence before ASSI consent is issued; If planning permission is granted this work will require Area of Special Scientific Interest consent
Conditions requested: Prior to any works taking place a working method statement shall be submitted to and agreed by the DEFA Ecosystem Policy Team; Construction working methods and stages of development; Zone of impact of works; Further details on materials, machinery and equipment; Noise levels and period of noise; Timescales; Details on how the existing slipway is to be removed and how this area is to be left - material should be removed from site; Details on how water will be excluded from the development site
Marine Court (Elizabeth Charter)
ObjectionWork must definitely not be done during the winter (1st October to 30th April) when there are hundreds of wildfowl and waders roosting on the breakwater close by at high tide; Taking the precautionary principle advocated by Government under the Biodiversity Strategy the window for works is thus between 1st May and 30th September
Conditions requested: Work must definitely not be done during the winter (1st October to 30th April); window for works between 1st May and 30th September
DEFA Ecosystem Policy Officer
Conditional No ObjectionThe Ecosystem Policy Team are content with the pre-tender risk assessment; Prior to any works taking place, an ASSI consent and MNR permit will also need to be issued for the works
Conditions requested: Prior to any works, a working method statement should be submitted to the Planning Directorate for written approval. The development shall be then undertaken strictly in accordance with the agreed method statement.
Malew Parish Commissioners
No ObjectionMalew Parish Commissioners have no objections to the following Planning Applications: 19/00380/B Slipway, Airport Road Creation of a replacement slipway
Highway Services Division
No ObjectionThe proposal would improve emergency vehicle access to/from the beach; Highway Services does not oppose the application.; Recommendation: DNO
DEFA Inland Fisheries
No ObjectionInland Fisheries do not have any concerns with the above planning application.
