1 November 2016 · Planning Committee
Castletown Harbour, Back Hope Street, Castletown, Isle Of Man, IM9 1ar
The proposal involves installing new solid harbour walls around Castletown Harbour, primarily concrete with a pre-formed stone-like finish (Fernhill cladding), reaching a maximum height of 1.25m above ground level to protect against flooding up to a 1-in-200 year event projected to 2115, with some railings used along B…
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The officer considered whether the walling, railings, and tree removal would adversely impact the area's character, particularly in the Conservation Area, vehicular movement, living conditions, floodi…
development recognised to be of overriding national need in land use planning terms and for which there is no reasonable and acceptable alternative
Applies to areas not designated for development; officer found flood protection met this test as overriding national need with no alternatives like tidal flaps (risked fluvial flooding) or outer walls (more visually intrusive).
Transport Policy 13
Development in/around harbours should not compromise commercial/recreational use or harm historic character; proposal retained access via ladders/mooring rings and visual impact not adverse.
Transport Policy 14
Schemes impacting harbour ecology/archaeology need EIA; addressed via bat/saltmarsh surveys and conditions.
Environment Policy 4
Prohibits development harming protected species/habitats; temporary bat foraging impact and saltmarsh loss mitigated by replanting and condition C4 for compensatory habitat from millrace valve.
Environment Policy 7
Development harming watercourses not permitted unless mitigation; condition C3 requires method statement for river works to protect fish/water quality, addressing DEFA Fisheries concerns on proximity/machinery.
Tree protection measures
The protection measures and construction methods detailed in the Tree Survey and Report prepared by Manx Roots Tree Management Limited submitted in support of the application shall be adhered to in full, subject to the pre-arranged supervision detailed in section 11 and appendix 5, by a suitably qualified and pre-appointed tree specialist. No retained tree shall be cut down, uprooted, or wilfully destroyed during the development phase and thereafter within 5 years from the completion date, other than in accordance with the approved plans and particulars or as may be permitted by prior approval in writing from the Department. This condition may only be fully discharged on completion of the development subject to satisfactory written evidence of contemporaneous supervision and monitoring of the tree protection throughout construction by a suitably qualified and pre-appointed tree specialist.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
River works method statement
Prior to the commencement of any works associated with this development, the applicant must have approved by the Department a method statement which details the precautions to be put into place to reduce the possibility of harmful materials entering the river and also to ensure that alterations to river banks or use of machinery within the river do not threaten fish populations and the work must be undertaken in accordance with this statement.
Mill stream valve mitigation
Prior to the installation of any non-return valve system in the mill stream, a mitigation scheme for this - either creating a new or enhanced saline habitat somewhere else in the area or a compensatory different habitat, must be submitted to and approved by the Department, including the timing and aftercare of such works and the works must be undertaken in accordance with these details.
Materials sample panel
Prior to the construction of any walling, a sample panel of the stonework and pointing to be used must be approved by the Department and the walling must be installed thereafter in accordance with that decision.
Tree planting scheme
The tree planting scheme detailed in the Tree Survey and Report prepared by Manx Roots Tree Management Limited submitted in support of the application shall be implemented in full, including the recommendations for post planting maintenance.
no highway interest
support the application
supports acknowledging past flood damage, visual impacts outweighed by flood protection benefits, walls need to be high enough
supports acknowledging past flood damage, visual impacts outweighed by flood protection benefits, walls need to be high enough
supports acknowledging past flood damage, visual impacts outweighed by flood protection benefits, walls need to be high enough
supports acknowledging past flood damage, visual impacts outweighed by flood protection benefits, walls need to be high enough
supports acknowledging past flood damage, visual impacts outweighed by flood protection benefits, walls need to be high enough
supports acknowledging past flood damage, visual impacts outweighed by flood protection benefits, walls need to be high enough
supports acknowledging past flood damage, visual impacts outweighed by flood protection benefits, walls need to be high enough
fully support concept of flood protection but request access for small craft, mooring points, and crane access
no objection subject to condition for method statement
Castletown Town Commissioners support the flood defence proposals with conditions for disabled access, ladder clarification, and aesthetic improvements to the concrete walls. DEFA officers raise ecological concerns but no formal objections after surveys, while Manx Utilities seek flood risk assurances ultimately provided.
Key concern: loss of saltmarsh habitat in Mill Stream due to valve gate
Castletown Town Commissioners
Conditional No ObjectionThe Board voted to support the proposals, provided that consideration be given to disabled access to vessels and clarification be made as to the final arrangement of general access to ladders etc.; efforts should be made to negate the blandness of the proposed concrete wall which were not felt to be in keeping with the area.
Conditions requested: consideration be given to disabled access to vessels; clarification be made as to the final arrangement of general access to ladders etc.
DEFA Arboricultural Officer (Andrew Igoea)
Conditional No ObjectionThe visual impact of the tree removal required to construct this section of wall could have a significant visual impact and alter the local character of the area.
Conditions requested: Prior to the commencement of development, including ground clearance works, a tree protection plan complying with the recommendations of BS5837:2012 should be submitted to and approved in writing by the Department. The development shall be carried out in accordance with the approved tree protection plan.; Prior to the commencement of development, a tree planting plan, complying with the recommendations of BS8545:2014 should be submitted to and approved in writing by the Department. The development shall be carried out in accordance with the approved tree planting plan.
DEFA Senior Biodiversity Officer (Richard Selman)
Conditional No ObjectionValve gate - this will prevent seawater from entering the Mill Stream, radically changing its ecology and habitat from an intertidal area, with saltmarsh, to a freshwater drain.
DEFA Senior Biodiversity Officer (Richard Selman)
Conditional No ObjectionWhilst the area affected (loss of the Mill Stream saltmarsh) is small... it could qualify as a Wildlife site and we recommend its retention if it is possible to do so. If the valve gate is found to be a requirement... then compensatory habitat creation should be considered.
Manx Utilities Authority (Andrew Kneen)
No CommentManx Utilities Authority recommends that the following information is supplied in support of the application.
Manx Utilities Authority (Andrew Kneen)
No ObjectionFurther to my previous email we can now state that the following information has been provided.
DEFA Fisheries (Jan Gledhill)
Conditional No Objectionharmful materials entering river; alterations to river banks or machinery threatening fish
Conditions requested: Works are conducted according to written method statements agreed in advance with the Inland Fisheries Section of the Fisheries Directorate, DEFA.
