14 May 2013 · Delegated - Senior Planning Officer (M Kallyher, Director of Planning and Building Control)
Ballacregga Corn Mill, Mines Road, Laxey, Isle Of Man, IM4 7nl
The proposal involves several elements at the Salmon Centre in Laxey Conservation Area: installing new fire doors, reinstating a turbine in the culvert under the water wheel, erecting a Manx stone retaining wall and new entrance gates, replacing a lean-to conservatory roof with a pitched tile roof, and creating a new f…
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The officer assessed two main considerations: impacts of Salmon Centre alterations on the building, surroundings, and Laxey Conservation Area; and impacts of the bridge and pathway on the area.
General Policy 3
Restricts development outside zoned areas except for specific exceptions including buildings/works for interpretation of countryside/heritage. Officer found pathway/bridge complies as it links heritage tourist sites, encourages visitors, and provides accessible access.
Environment Policy 7
Prohibits development harming watercourses unless mitigated; requires risk assessment, pollution measures, phasing, and 8m buffer. Turbine reinstatement and bridge accepted with DEFA-approved debris screen and sediment controls to prevent fish entrapment and water quality deterioration.
Environment Policy 35
Permits only development preserving/enhancing Conservation Area character. Alterations like stone wall, gates, pitched roof, and sympathetic timber pathway/bridge deemed to enhance Salmon Centre and glen area without obtrusive impact.
Conservation Area Policy 4 of Laxey and Lonan Area Plan Order 2005
Requires special attention in Conservation Areas to preserve/enhance character. Applied alongside ENV35; works found to enhance via high-quality materials like Manx stone.
Policy L/CRB/PR/6 - Laxey Wheel and the Mines Complex
Recognises Laxey Wheel/mines importance and encourages UNESCO heritage status. Pathway/bridge supports by improving linkage/interpretation between sites.
Time limit
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
Approved drawings
This approval for the creation of a footpath, erection of foot bridge and car park wall relates to dwing no 243.3.3, 243.1.12 REV A, 243.1.15 and 243.1.11 REV A and A4 sheet detailing location for proposed pathway and foot bridge all date stamped 26th February 2013.
Debris screen
A debris screen must be fitted to the inlet to the turbine in culvert to the water wheel with a 10 mm mesh which should be in place permanently all year round.
no objection; recommends approval
does not oppose; no traffic management, parking or road safety implications
no objection subject to permanent 10mm mesh debris screen to prevent fish entrapment, checked regularly
fully supports; improves access for less able visitors, in sympathy with policy to encourage quality visitor facilities
supports the planning application
Multiple consultees including DEFA Fisheries, Manx National Heritage, Highways Division, Laxey Village Commissioners, and Department of Economic Development responded to the application, with most offering no objection or support, though DEFA Fisheries raised initial concerns req…
Key concern: fish entrapment in turbine and sedimentation from construction near watercourse
Ian K Bleasdale
SupportWe strongly support the idea.; This scheme answers that and also improves the connection to the Great Laxey Wheel
DEFA Fisheries
No CommentThe Department has some concerns regarding this application due to the proximity of the nearby watercourse.; Fisheries will respond further to this application once the requested information has been received and considered.
Conditions requested: complete the attached Development within 8 Metres of Watercourse form
DEFA Fisheries
Conditional No ObjectionIt is essential that there is some mechanism in place to prevent fish entrapment; please could you arrange for a method statement for the work to be forwarded to Fisheries, which must include appropriate precautions for the prevention of excessive sedimentation
Conditions requested: forward details of debris screen around the inlet; mechanism in place to prevent fish entrapment and this will require approval from Fisheries in advance of works commencing; arrange for a method statement for the work
Manx National Heritage
Conditional No ObjectionMNH is not opposed to the proposed footpath in principle; the finished footpath convincingly desirable as a preferred route from the Salmon Centre car park to Laxey Wheel
Conditions requested: formal agreement with the applicant to go ahead would be subject to detailed plans and legal safeguards; quality of the work would need to be commensurate with the location of this development within the Laxey Conservation Area; formal request to MNH Trustees will be required from the applicant to initiate the legal documentation
Department of Economic Development Tourism Division
Supportfully supports the application; This will provide an alternative route for visitors who are less able to negotiate the steep hill
DEFA Fisheries
Conditional No Objectiona 10 mm mesh should be sufficient to prevent fish entrapment
Conditions requested: this screen should be in place permanently throughout the year, and must be checked and cleared on a regular basis to avoid blockages; sediments must be removed from the stream once the bridge construction is complete; confirm that the discharge from the turbine outlet should initially be directed into a box structure rather than directly into the river
Highways Division
No ObjectionDo not oppose has no traffic management, parking or road safety implications
Laxey Village Commissioners
Supportthe Board recommends approval of the application
