16 April 2020 · Delegated - Principal Planner Sarah Corlett
St. Judes Lodge, Old Laxey Hill, Laxey, Isle Of Man, IM4 7bz
The proposal involves constructing a multi-level gabion basket retaining wall (individual baskets 1000mm x 500mm x 1000mm to 1000mm x 1000mm x 1500mm, anchored at three levels) faced with Manx stone, along with a 1100mm high black-painted railing above, on the steep cliff-edge garden of St Jude's Lodge, partly within t…
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The officer assessed the proposal against General Policy 2 (development respecting site, surroundings, character, wildlife, and topography) and Environment Policy 35 (preserving or enhancing Conservat…
General Policy 2
Requires development to respect site/surroundings in siting, scale, design; not adversely affect landscape character, wildlife/habitats, or amenity; and incorporate topography. Officer found gabion wall respects steep topography, enhances character with Manx stone, and protects vegetation/habitats via note.
Environment Policy 35
Permits only development preserving or enhancing Conservation Area character. Officer assessed wall would enhance area between rendered walls, with regrowth softening impact, despite initial vegetation loss.
Planning Policy Statement 1/01 - Policy CA/2 (Conservation Areas)
Requires consideration of impact on Conservation Area character/setting. Echoes ENV35; officer confirmed works preserve/enhance Laxey Conservation Area.
Ecological interest policy
Presumption against development adversely impacting ecological interest areas. Site in such area with Dark Bush Crickets; condition not imposed due to enforceability issues under planning law, but note added and wildlife protection via Wildlife Act advised.
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.
No Highways Interest
no objection
DEFA Ecosystem Policy Officer requests a condition to protect Dark Bush Crickets during vegetation removal; Garff Commissioners raise no objections in two responses; Highways Division has no highways interest.
Key concern: Potential disturbance to protected Dark Bush Crickets during vegetation removal
DEFA Ecosystem Policy Officer
Conditional No ObjectionDark Bush Crickets are a protected species listed under Schedule 5 of the Wildlife Act 1990.; It is an offence to intentionally or recklessly kill, injure or take any wild animal listed in Schedule 5, or damage or destroy any structure or place which they use for shelter or protection.; Reason: To protect Dark Bush Crickets which are a Schedule 5 species, protected under the Wildlife Act 1990.
Conditions requested: Any vegetation removal needed to facilitate the development be limited to that which is required to place the wall and all other vegetation on site be protected during the work. Any vegetation to be cut or moved should be retained and placed alongside a hedge, as it could contain the eggs for the next generation.
Garff Commissioners
No ObjectionThere were no objections to this application.
Garff Commissioners
No ObjectionThere were no objections to this application.
Department of Infrastructure Highways Division
No ObjectionNo Highways Interest; NHI
