Loading document...
Isle of Man Water & Sewage Authority
Head Office
Tromode Road
Douglas
IM2 5PA
In pursuance of powers granted under the above Act and Order the Department of Infrastructure determined to APPROVE a planning application by Isle Of Man Water & Sewage Authority, Ref 13/00479/B, for the re-construction of scoured river bed at River Bed below Laxey River Weir opposite Fire Station Mines Road Laxey Isle Of Man subject to compliance with the following condition(s):
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
This approval for the re-construction of eroded river bed relates to Drawing No. NDC/2939 105 entitled Apron Extension Construction date stamped 19th April 2013.
Date of Issue: 27th June 2013
M Kallyher
Director of Planning and Building Control
This decision was made by the Development Control Manager in accordance with the authority delegated to her.
This permission refers only to that required under the Town and Country Planning (Development Procedure) Order 2005.
Any appeal against this decision must be in writing and must be received by this Department within 21 days of the date of this notice.
An appeal form and guidance notes are available from either the Planning Office, Tel 685950, or to download from the Department's website www.gov.im/transport/planning/plan/applications/decision.xml.
Please note that a copy of the Officer's report which led to the decision, together with correspondence relative to the application, are available for inspection at the Department.
The proposed development must not be commenced until either;
Whichever is the later.
If no appeal is lodged within 21 days of the date of issue overleaf, and this decision becomes final, the Department's public reference copy (counter copy) of the planning application may be collected by the applicant or their agent from Murray House.
Please note that if the counter copy of the application is not collected within THIRTY DAYS following the last date on which a planning appeal can be made it will be destroyed without further notice.
Department of Infrastructure, Murray House, Mount Havelock, Douglas, Isle of Man, IM1 2SF Tel (01624 685950) email; [email protected]
13/00479/B
| Application No. : | 13/00479/B | | :-- | :-- | | Applicant : | Isle Of Man Water & Sewage Authority | | Proposal : | Re-construction of scoured river bed | | Site Address : | River Bed Below Laxey River Weir | | | Opposite Fire Station | | | Mines Road | | | Laxey | | | Isle Of Man |
Case Officer : Mr S Moore Photo Taken : Site Visit : Expected Decision Level : Officer Delegation
PA 12/00187/B: Re-construction of eroded weir apron. PA 11/00330/B: Re-construction of downstream apron. This planning application comprised infilling the majority of the scour void with large boulders with small graded boulders topped with gravels to the existing bed level. This previous planning application was permitted.
Policy L/HR/P2/3 states: "No development will be approved where this would adversely affect the appearance or quality of the rivers within the area or the wildlife which the rivers support. Close consultation with the Department of Agriculture, Fisheries and Forestry should be undertaken to protect the integrity and quality of the water and the Department of Transport as the authority for the Island's rivers. Attention should also be paid to the means of disposal of surface water such that overloading of surface water drainage areas does not occur and does not affect the areas water courses." 6. In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains three policies that are considered specifically material to the assessment of this current planning application:
General Policy 2 states: "Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development: (a) is in accordance with the design brief in the Area Plan where there is such a brief; (b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them; (c) does not affect adversely the character of the surrounding landscape or townscape; (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses; (e) does not affect adversely public views of the sea; (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks; (g) does not affect adversely the amenity of local residents or the character of the locality; (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space; (i) does not have an unacceptable effect on road safety or traffic flows on the local highways; (j) can be provided with all necessary services; (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan; (1) is not on contaminated land or subject to unreasonable risk of erosion or flooding; (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and (n) is designed having due regard to best practice in reducing energy consumption."
Environment Policy 10 states: "Where development is proposed on any site where in the opinion of the Department of Local Government and the Environment there is a potential risk of flooding, a flood risk assessment and details of proposed mitigation measures must accompany any application for planning permission."
Environment 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."
Policy CA/2 - Special Planning Considerations as set out within Planning Policy Statement 1/01- Policy and Guidance Notes for the Conservation of the Historic Environment of the Isle of Man states; "When considering proposals for the possible development of any land or buildings which fall within the conservation area, the impact of such proposals upon the special character of the area, will be a material consideration when assessing the application.
Where a development is proposed for land which, although not within the boundaries of the conservation area, would affect its context or setting, or views into or out of the area; such issues should be given special consideration where the character or appearance of a conservation area may be affected."
The main issues to consider in the assessment of this planning application are the implications on the main river itself, the impacts of the proposal on the flood risk zone and finally the affects of the proposed development on the Conservation Area.
It is considered that the proposed development works on the Laxey River bed will have a neutral impact on the river itself in terms of visual amenities. Given that the proposed section of river bed restoration is 2.8 metres below the water it is not readily visible from the public thoroughfare unless immediately close up. The proposed section of river bed reconstruction is to be constructed of pre-cast concrete slabs with coloured stones cobbled effect to simulate that of the existing surrounding river beds which is judged to preserve the appearance of the river bed.
The reconstruction of scoured river bed below weir apron is considered to improve the flow of the river and with the secure structural integrity of what is proposed it is judged that the energy of the river will be absorbed with higher levels of strength and thus resulting in decreasing levels of erosion on the river bed. The improved flow will accommodate a smoother and calmer continuation of the river flow resulting in the risks of erosion and flooding decreasing.
The proposed reconstruction of the river bed is considered to cause no adverse impact on the Conservation Area given the siting of the proposed works. The reconstructed section of the river bed will not be readily visible from the public thoroughfare unless looking directly at it. The cobbled stone effect face of the reinforced concrete slab adds to the appearance of a natural river bed. Overall it is concluded that the planning application is in accordance with Policy L/HR/P2/3 of the Laxey and Lonan Area Plan Order 2005 and General Policy 2 and Environment Policies 10 and 35 of the Isle of Man Strategic Plan 2007 and Policy CA/2 Special Planning Considerations as set out within Planning Policy Statement 1/01- Policy and Guidance Notes for the Conservation of the Historic Environment of the Isle of Man.
The proposal is not considered to affect any other obvious material planning consideration.
RECOMMENDATION
It is recommended that the planning application be permitted.
PARTY STATUS
The local authority Laxey Village Commissioners is, 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.
The Fisheries Division of the Department of Environment, Food and Agriculture
Recommendation
Recommended Decision: Permitted
Date of Recommendation: 08.05.2013
Conditions and Notes for Approval / Reasons and Notes for Refusal
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal O : Notes attached to refusals
C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
Reason: To accord with the provisions of Section 13(1) of the Town and Country Planning (Development Procedure) Order 2005.
C 2. This approval for the re-construction of eroded river bed relates to Drawing No. NDC/2939 105 entitled Apron Extension Construction date stamped 19th April 2013.
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 : 26.10.13
20 June 2013 13/00479/B Page 4 of 5
Signed : \qquad Anthony Holmes Senior Planning Officer Signed : \qquad Michael Gallagher Director of Planning and Building Control
Signed : \qquad Sarah Corlett Senior Planning Officer Signed : \qquad Jennifer Chance Development Control Manager
PA13/00479/B Isle Of Man Water & Sewage Authority Re-construction of scoured river bed, River Bed Below Laxey River Weir Opposite Fire Station Mines Road Laxey Isle Of Man Planning Officer:
Planning history and constraint detail extracted from the planning database for this site, collated for the benefit of the Planning Officer on 25.04.2013, includes;
Reg Tree Areas: Registered Trees Areas: Glen Moar (Housing area) Conservation Areas: Cons Areas: Laxey Cons Area MEA HV: MEA High Voltage Cables: 11KV_HV_CABLE Dev Control Polygons: Reference Number: 12/00187/B Status: Permitted Proposal: Re-construction of eroded weir apron Reference Number: 11/00330/B Status: Permitted Proposal: Re-construction of downstream apron Flood Zones: Flood Zone Location: Laxey Return Period: 100yr + CC
Copyright in submitted documents remains with their authors. Request removal
