12 May 2020 · Delegated - Principal Planner Chris Balmer
Great Laxey Mine Railway, Laxey Valley Gardens, Glen Road, Laxey, Isle Of Man, IM4 7pd
The proposal involves building two small timber storage sheds behind the station building at the Great Laxey Mine Railway, a restored narrow gauge heritage railway in Laxey Valley Gardens, to store maintenance equipment currently kept in the open railway tunnel.
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The officer accepted the principle of development despite the site's Public Open Space zoning and presumptions against development in such areas (L/OSNC/PR/1, Recreation Policy 2), because the sheds s…
General Policy 2
Requires development to accord with zoning and Area Plan, respect site/surroundings in siting/layout/scale/design, and not adversely affect landscape/townscape character or amenity. Officer assessed sheds as compliant due to operational fit with railway, visual enhancement by hiding items, and design matching station.
Environment Policy 35
Permits only development preserving or enhancing Conservation Area character, protecting special features. Sheds preserve/enhance by improving appearance through item removal despite visibility; condition ensures matching station style/colour; echoes CA/2 on impact assessment.
Recreation Policy 2
Prohibits development adversely affecting open space/recreation unless alternative provision or overall community gain with no significant effect. Officer accepted due to small operational area, no loss of recreational value, and gain from heritage improvement.
Sites identified as woodland or open space
Development not generally permitted in open space/woodland to protect natural attraction/amenities. Overridden as site is operational railway parcel, not general open space.
Conservation Area Policy 4 of Laxey and Lonan Area Plan Order 2005
Special attention to preserving/enhancing Conservation Area character per 1991 Act. Assessed compatible with ENV35.
Policy L/CRB/PR/6 - Laxey Wheel and the Mines Complex
Recognises Laxey mines' international significance, encourages UNESCO status. Sheds support maintenance/improvement of heritage railway.
Policy L/OSNC/PR/1
General presumption against development in designated open space. Exception due to ancillary railway use and enhancement.
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.
Matching station design
The two sheds hereby approved shall match the existing Station in style, design and colour and shall be retained as such thereafter. Reason: For the avoidance of doubt and to satisfactorily protect the character and appearance of the area and to comply with Environment Policy 35 and Planning Circular 1/98.
do not oppose
have no objection
do not oppose the application after discussions confirmed no excavations over cable
Manx Utilities initially objected due to underground cables but later withdrew their objection after discussions; Garff Commissioners had no objections; Highways Division do not oppose.
Key concern: high and low voltage underground cables located in the area of the storage sheds
Manx Utilities
ObjectionPlease be advised that we object to this planning application as there are high and low voltage underground cables located in the area of the storage sheds.; For full assistance please contact our Cable Engineer, Network Operations Department, Manx Utilities Authority, (t: 687687) to discuss working practices around underground cables which may be required to be diverted before any work can be carried out on site.; Please contact the Manx Utilities for Electrical Site Safety 5 documents, (t: 687766), before any work is carried out on site. All work to be carried out with reference to Health and Safety Executive Guidance Notes HS(G)47 & GS6.
Manx Utilities
No ObjectionFollowing discussions with Colvyn Quaggin Manx Utilities are happy that the work will not involve excavations over the cable and should we need to access the cables in the event of a fault there are a number of options open to us.; Can you please remove our objection to this Planning Application.
Garff Commissioners
No ObjectionThere were no objections to this application.
Department of Infrastructure Highways Division
No ObjectionDo not oppose; Highway Services Comment made: Do not oppose
