17 February 2016 · Planning Committee
Street Record, Laxey Bridge, Laxey, Isle Of Man, IM4 7db
Following the partial collapse of the historic three-span stone Laxey Bridge in December 2015 due to flooding and debris, the Department of Infrastructure submitted plans for a modern single-span replacement bridge made of polished black concrete with 3.5m high pepper-pot lighthouse structures at each end, a central ca…
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The officer assessed that the former bridge's loss was regrettable but replication was dismissed as it would not allow sufficient water flow underneath or overtopping during heavy rain, failing flood …
L/CRB/PR4
Seeks to ensure development preserves or enhances the Conservation Area. Officer assessed the modern design preserves character by not negatively impacting it and enhances via landmark features, improved public realm, and flood-resilient form, despite loss of historic bridge.
L/TP/PR/1
Encourages traffic management not detrimental to Conservation Area. Single lane, priority junctions, and footpath approved as improving pedestrian access in village setting without Conservation Area harm.
L/TP/R/1
Encourages designation of new footpaths. Proposal introduces 1.8m footpath where none existed, linking to Raad Ny Foillan.
Spatial Policy 5
Development should positively contribute to environment. Landmark bridge with lighting and seating deemed attractive.
Strategic Policy 10
Promotes integrated transport minimising journeys, encouraging pedestrians. Single lane prioritises pedestrians over vehicles.
General Policy 2
Permits zoned development respecting site/surroundings in scale, design; no adverse amenity, highway, flood effects. Meets via flood-resilient design, pedestrian improvements, village-appropriate scale.
Environment Policy 7
Development should not harm watercourses. Single span maximises flow, reduces blockage.
Environment Policy 13
No unacceptable flood risk. Designed for 1:200 year event with overtopping capacity.
Environment Policy 22
No unacceptable light pollution. Lighting conditioned to avoid.
Environment Policy 35
Preserve/enhance Conservation Areas. Positive impact assessed.
Transport Policy 2
Provision for pedestrian routes linking systems. Adds footpath to Raad Ny Foillan.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Road alignment and surface materials
Notwithstanding the details provided in the submitted drawings, further details of the precise road alignment and surface materials shall be submitted to and approved in writing by the Planning Authority. The work shall be carried out in accordance with the approved details.
Lighting scheme
Notwithstanding the details provided in the submitted drawings, further details of the means of lighting shall be submitted to and approved in writing by the Planning Authority. The lighting scheme shall be implemented in accordance with the approved details.
No objections; 100% support for open bridge to prevent flooding, pedestrian safety, traffic calming, materials, design reflecting history, and lighting
Supports maximum water capacity, pedestrian crossing, regenerative elements; willing to compromise on design for speed
Supports for maximum water flow, road layout, speedy replacement
Priority for new bridge with footpath; concerns on single lane but supports principle
Supports for flood resilience, amenity, lighting; suggests flat surface for vehicles
In favour; will improve area with lighting and calming
Preference for option 2 as best compromise
Support; prefer bespoke railings depicting village scenes
Loves pepper pot design and water capacity; urgent need
Mixed responses to the Laxey Bridge planning application: heritage groups strongly object due to design incompatibility with the Conservation Area, Laxey Village Commissioners approve with design preferences, DEFA Fisheries offers conditional no objection regarding lighting and river works, while Highways and Manx Utilities defer pending further information.
Key concern: Proposed bridge design fails to preserve or enhance Conservation Area character per policy L/CRB/PR/4
Isle of Man Victorian Society
ObjectionEmperor's New Clothes Syndrome AND FAILS TO COMPLY WITH THE PLANNING POLICY QUOTED.; THERE IS NO PRECEDENT FOR A SEATING AREA ON THE BRIDGE AND TO INCORPORATE ONE DOES NOT PRESERVE THE CHARACTER OF THE AREA BUT INTRODUCES SOMETHING ALIEN.; THE PROPOSALS ARE AT ODDS WITH THE SURROUNDINGS - THEY NEITHER ENHANCE OR RESPECT THE CHARACTER OF THE AREA.; PLEASE DO NOT SPOIL THE UNIQUE CHARACTER OF OLD LAXEY BY THE INSERTION OF MILNTON KEYNES ON SEA
Laxey Village Commissioners
Supportthe Board Resolved to approve this planning application. However, the Board have stated they would prefer that the bridge railings are a bespoke design, incorporating panels depicting scenes around village and perhaps commemorating events such as the flood and loss of the original monk's bridge.
Isle of Man Natural History and Antiquarian Society
ObjectionThe Isle of Man Natural History and Antiquarian Society strongly objects to this application.; the proposed elevational design simply does not fit this context.; it will detract from the Conservation Area by virtue of its architectural elevations.
DEFA Fisheries
Conditional No ObjectionDEFA has no objection to this proposal providing the following conditions are met; Advised methods may require DEFA to relocate of fish by electrofishing prior to works in the river.
Conditions requested: The lights on the bridge are not directed downwards into the River Laxey. This is to avoid possible effects on migratory fish.; Works affecting the watercourse banks and channel are conducted according to written method statements agreed in advance with the Inland Fisheries Section of the Fisheries Directorate, DEFA. This is to ensure that risks to fish populations within the river are minimised.
Department of Infrastructure Highways Division
No CommentHighways input deferred pending further information/input; DEFER on 29/01/2016
Manx Utilities
No Commenta detailed design application should as standard practice be accompanied by a flood risk assessment; Exceedance flow needs to be considered also.
Conditions requested: Detailed design application should be accompanied by a flood risk assessment showing improvement in flow area and capacity compared to original bridge
