1 June 2021 · Delegated - Principal Planner Chris Balmer
Victoria Terrace, Glen Road, Laxey, Isle Of Man, IM4 7aw
The proposal involves demolishing undermined and poorly conditioned existing boundary walls between residential gardens and the Laxey River, replacing them with reinforced concrete flood protection walls (approx. 1200mm high, 450mm wide) clad in natural stone on both sides.
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The officer assessed whether the existing boundary walls make a positive contribution to the Laxey Conservation Area character, noting a general presumption against demolition under Environment Policy…
Strategic Policy 4
Requires protection/enhancement of Conservation Areas and no unacceptable environmental impacts. Officer found proposal protects heritage setting and provides flood benefits without adverse effects.
General Policy 2
Requires development to respect site/surroundings in siting, scale, design and not harm landscape/townscape or amenity. Replacement walls assessed as compatible in scale/form with neutral impact.
Environment Policy 35
Permits only development preserving/enhancing Conservation Area character. Demolition and replacement deemed appropriate as existing walls do not contribute positively.
Environmental Policy 39
Presumption to retain positive contributors in Conservation Areas. Existing walls in poor repair and not positive contributors; merits of flood protection replacement outweigh retention.
Time limit
The works hereby granted registered building consent shall be begun before the expiration of four years from the date of this consent. Reason: To comply with paragraph 2(2)(a) of schedule 3 of the Town and Country Planning Act 1999 and to avoid the accumulation of unimplemented registered building consents.
Watercourse protection
Prior to the commencement of works on site, a 'development within 9 meters of a watercourse form' a written method statement and ecological impact assessment should be submitted to and approved in writing by the Department. All works in the river bed and the vicinity of the river shall be carried out in accordance with the approved details. Reason: To ensure adequate protection of the River, associated bio-diversity and fish within.
Stone cladding retention
The stone cladding on both sides of the wall shall be installed as shown in the approved drawings and retained as such thereafter. REASON: In the interest of visual amenity of the Conservation Area.
no objection
DEFA Ecosystem Policy requests specific ecological conditions for the flood alleviation works; DOI Highways Division does not oppose.
DEFA Ecosystem Policy Team
Conditional No ObjectionThe Ecosystem Policy Team can confirm that the Preliminary Ecological Appraisal Report Dated March 2021 undertaken by the Manx Wildlife Trust (attached) is all in order and a suitable level of assessment has been undertaken.; As our response was not considered for PA 21/00298/B, we request that the below requested conditions are implemented for this application.
Conditions requested: Prior to the commencement of works a Construction Environmental Management Plan, which details the measures to be taken to protected the watercourse, surrounding habitats and species, including the mitigation measures contained in table 5.1 of the PEA which includes Precautionary Working Method Statements, and Reasonable Avoidance Measures for fish and aquatic invertebrates, should be submitted to Planning for written approval.; Prior to the commencement of works a suitably qualified Ecological Clerk of Works must be appointed who is contracted for the duration of the works to provide ecological guidance to workers, oversee all protected species and habitat work, ensure compliance with relevant working methods statements and legislation and for the regular monitoring and inspection of works.
Department of Infrastructure (DOI) Highways Division
No ObjectionAfter reviewing this Application, Highway Services find it to have no significant negative impact upon highway safety, network efficiency and /or parking.
