Erection of a statue and creation of additional pedestrian access via the formation of steps
Site Address:
Heritage Garden
Land Adjacent To And West Of Junction Of New Road And Mines Road
Laxey
Isle Of Man
Officer's Report
The Application Site
The application site is a parcel of land within the Heritage Garden sited adjacent to and west of the junction of New Road and Mines Road, Laxey.
The application site sits adjacent to Browns Cafe that is sited just above 4 metres east of the site. The application site overlooks the car park of Mines Road and Glen Mooar. The Snaefell Manx Electricity Railway line runs directly behind the application site.
The Proposal
The planning application seeks approval for the erection of a statue and creation of additional pedestrian access via the formation of new steps to be erected adjacent to the site of a further minor statue in timber which has been removed.
The proposed statue details a miner knelt down on a rectangular block with mining related engravings on each elevation of the block as a tribute to the Great Laxey Miners.
The plinth is erected above a platform base measuring 2.2 x 2.2 metres and has a height of 0.4 metres. The second base measures 1.2 x 1.2 metres and has a height of just less than 0.4 metres. The central rectangular plinth has a maximum width of 1.2 metres and has a maximum height of 2.1 metres. The plinth and platform base would be finished in 'flamed granite' (Hardscape) light grey with all four insert panels finished in carved slate.
The actual statue measures 1 x 1 metre and would have a height of 1.5 metres. The statue of the miner would be carved from dark grey 'Carlow Blue' limestone.
The proposed steps leading up to the statue would be made from stone and would be 3 metres wide.
The final element of the proposal is the removal of three silver birch trees to the north of the proposed statue site.
Case Officer :
Miss Melissa McKnight
Photo Taken :
Site Visit :
Expected Decision Level :
Officer Delegation
Planning History
The application site has been the subject of three previous planning applications, all of which are considered specifically relevant to the assessment of this current planning application:
PA 92/00480/D: Erection of tourist information signboard, adjacent to Miners Statue, Mines Road, Laxey. This previous planning application was permitted.
PA 89/01946/B: Erection of miner’s statue, corner of Main Road and Mines Road, Laxey. This previous planning application was permitted.
PA 87/01091/A: Approval in principle to construction of craft centre, Corner of Dumbells Terrace and New Road, Laxey. This previous planning application was refused.
Planning Policy
In terms of local plan policy, the application site is within an area recognised as Open Space within Laxey’s Conservation Area under the Laxey and Lonan Area Plan Order 2005 Map No. 1. There are two policies within the written statement that accompanies the local plan, considered specifically relevant to the assessment of this current planning application:
Policy L/CRB/PR/4 states:
“Where an area is designated as a Conservation Area, special attention must be paid during the consideration of all planning applications within the area, to the desirability of preserving or enhancing its character or appearance in accordance with the Town and Country Planning Act 1991 (12.(4).”
Policy L/OSNC/PR/1 states:
“There will be a general presumption against development in areas designated as open space for particular purposes.”
In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains two policies that are considered specifically relevant to the assessment of this current planning application:
General Policy 3 states:
“Development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan with the exception of:
a) essential housing for agricultural workers who have to live close to their place of work (Housing Policies 7, 8, 9 and 10);
b) conversion of redundant rural buildings which are of architectural, historical, or social value and interest (Housing Policy 11);
c) previously developed land which contains a significant amount of buildings where the continued use is redundant; where redevelopment would reduce the impact of the current situation on the landscape or the wider environmental and where the development proposed would result in improvements to the landscape or wider environment;
d) the replacement of existing rural dwellings (Housing Policies 12, 13 and 14); e) location-dependant development in connection with the working of minerals or the provision of necessary services; f) building and engineering operations which are essential for the conduct of agriculture or forestry;
g) development recognised to be of overriding national need in land use planning terms and for which there is no reasonable and acceptable alternative; and
h) buildings or works required for interpretation of the countryside, its wildlife or heritage".
Environmental Policy 35 states:
"Within Conservation Areas, the department will permit only development which would preserve or enhance the character or appearance of the Area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development."
Representations
At the time of writing there have been no written representations made regarding the current planning application.
Assessment
Given the nature of development proposed and siting of the application site it is imperative to consider the impacts of the proposal on the Laxey Conservation Area and area of open space and whether the proposal would cause any adverse visual impacts on the surrounding area and cause harm on public amenity.
Laxey is mostly known for its mining history with The Great Laxey Mine was worked for over one hundred and fifty years until its closure in 1929. The mine had a total workforce of more than five hundred men in the 1850's and by the 1870's production reached its peak producing 2,500 tons of lead and silver, 9,000 tons of zinc and an average of 500 tons of copper annually. Reaching a depth of more than three hundred fathoms, the mine produced one fifth of the total British output of zinc in the 1870's along with a massive turnover of lead and a significant supply of copper. The Laxey Mines were the deepest mines in the world during the 1800's and The Great Laxey Wheel, 'Lady Isabella', was used to pump the water out of the mines.
There was once a timber miner statue in situ just 250mm from the proposed location for the new proposed miner statue. The existing timber statue had a base measurement of 2 x 2 metres. The height of the statue is unknown. It is considered that the new proposed statue is quite apt for Laxey and reflects the history of Laxey and the purpose of the statue is a tribute to the Great Laxey Miners. Although there is a general presumption against development within an area of open space as outlined in Policy L/OSNC/PR/1, the application site is within an area of built development on the periphery of an area designated as proposed Predominantly Residential Use. Therefore the siting of the proposed new statue is judged to be acceptable and considered to form a focal point and important feature to the locality.
Any development that is proposed within a Conservation Area will be expected to either preserve or enhance their character or appearance. Environment Policy 35 sets out the provisions for development within a Conservation Area. The policy states that development will only be permitted which would preserve or enhance that character or appearance of the Conservation Area. The development proposed within this current planning application is judged to enhance the Conservation area and makes very good use of an area that is currently unused.
An element of the proposal is the removal of three Silver Birch trees, however it is judged that the removal of these trees would not deter from the locality of Conservation Area given the existing presence of other vegetation and trees on site. The proposed statue would have a backdrop of a belt of trees along with trees and vegetation to the front of the area.
Overall, it is concluded that the planning application is in accordance with policies L/RES/PR1 and L/CRB/PR/4 of the Laxey and Lonan Area Plan Order 2005 and General Policy 3 and Environment Policy 35 of the Isle of Man Strategic Plan 2007.
RECOMMENDATION
It is recommended that the planning application be permitted.
PARTY STATUS
The local authority is, Laxey Village Commissioners, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5)(d), considered "interested persons" and as such should be afforded party status.
Recommendation
Recommended Decision: Permitted Date of Recommendation: 02.01.2013 Conditions and Notes for Approval / Reasons and Notes for Refusal
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
: Notes attached to refusals
C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
C 2. This approval for the erection of a statue and creation of additional pedestrian access via the formation of steps relates to DRG No LM/100/1 date stamped 26th November 2012.
I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager/ Senior Planning Officer.
Decision Made : Permitted Date : 21.11.13
Determining officer (delete as appropriate)
Signed : _________________________ Anthony Holmes
Signed : _________________________ Sarah Corlett
Senior Planning Officer
Signed : ...
Michael Gallagher
Director of Planning and Building Control
Signed : ...
Jennifer Chance
Development Control Manager
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