1 June 2021 · Delegated - Principal Planner (Chris Balmer)
Victoria Terrace, Glen Road, Laxey, Isle Of Man, IM4 7aw
The proposal involves demolishing the substructure of the existing weir on the Laxey River, which is in poor condition following 2019 floods, along with two concrete platforms and stabilising river banks with a new wall tying into the Glen Road wall.
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The officer assessed whether the existing weir makes a positive contribution to the Laxey Conservation Area, noting its poor state of repair, unsuitability for water flow control, and flood protection…
Strategic Policy 4
Requires protection/enhancement of Conservation Areas and no unacceptable environmental pollution. Officer found demolition acceptable as replacement neutral on CA and beneficial for flood protection without pollution.
General Policy 2
Development must respect site/surroundings in siting/scale/design, not adversely affect townscape or amenity. Proposal complies as it respects CA character and provides flood benefits without amenity harm.
Environment Policy 35
Permits only development preserving/enhancing CA character. Demolition justified despite presumption, as existing structure poor and replacement neutral/enhancing.
Environment Policy 39 - Retention of building in Conservation Areas
Presumption to retain positive CA contributors; tests condition, repair costs, retention efforts, alternative merits. Weir's poor repair state and flood benefits of rock ramp outweighed 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.
Pre-commencement watercourse and ecology assessment
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.
no objection
DEFA Ecosystem Policy requests specific ecological conditions for the demolition works; Isle of Man Natural History & Antiquarian Society objects due to heritage impacts; DOI Highways do not oppose; private representation objects on heritage and environmental grounds.
Key concern: demolition of industrial archaeological weir without proper recording in Conservation Area
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 21/00300/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.
Isle of Man Natural History & Antiquarian Society
ObjectionIsle of Man Natural History & Antiquarian Society OBJECTS to this application for demolition of the weir as it would have an adverse impact on the adjoining environment; the structures on the existing weir having been demolished without any planning or Registered Building Consent and so not in accordance with statute planning law in a Conservation Area
Department of Infrastructure 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.; Do not oppose
2 Glen View South Cape resident
ObjectionI object to this on the following grounds; should not be allowed to be demolished without being properly recorded
