CHIEF SECRETARY'S OFFICE

Oik yn Ard-Scrudeyr

Our Ref: DF11/0010 Planning Application Ref.No: 11/00352/B

THE TOWN AND COUNTRY PLANNING ACT 1999

TOWN AND COUNTRY PLANNING DEVELOPMENT (PROCEDURE ORDER) 2005

Secretary to the Planning Committee Planning and Building Control Murray House Mount Havelock Douglas

| Applicant: | IOM Water & Sewerage Authority Drainage Division | | --- | --- | | Proposal: | Repairs work to apron, Bridge Apron - Laxey River Mines Road Laxey Isle Of Man |

In accordance with paragraph 10 of the above Order, the person appointed by the Council of Ministers to consider this application has submitted his report.

In accordance with paragraph 10.3(a) and (b), a copy of the appointed persons report is enclosed.

On the 2nd June 2011, and after consultation, the Council of Ministers accepted the recommendation contained within that report and the application was approved subject to compliance with the conditions specified below.

Date of Issue: 14th June 2011

Chief Secretary's Office Government Offices Bucks Road Douglas

Mr A Johnstone Planning Appeals Administrator

SCHEDULE OF CONDITIONS:

1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
2. This planning approval relates to drawing no. 104 rev. B date stamped 8th March 2011.

Crown Division Government Offices Douglas Isle of Man

17 May 2011

The Council of Ministers

Sirs

CASE REFERENCE DF11/0010 PLANNING APPLICATION 11/00352/B

Application by the IoM Water & Sewerage Authority Drainage Division for repairs work to Apron, Bridge Apron, Laxey River, Mines Road, Laxey.

1. I have the honour to report that on 9 May 2011 I carried out a site visit at the above location. This report contains a description of the site and its surroundings, the gist of the representations made, and my recommendation of the decision which might be made in the case. The case is being made by written representation.

THE SITE AND SURROUNDINGS AND THE DEVELOPMENT PROPOSED

2. The site is beneath the bridge carrying Mines Road over the Laxey River, at the point where public access is made to the car park for visitors to the Laxey Wheel. Immediately downstream of the bridge is the confluence with the mines stream. About 60m upstream is a mill dam. There are dwellings and a factory to the west of Mines Road, but the surroundings are semi rural.

3. The development proposed is described as reconstruction of apron with vertical stone pitching set in C35 concrete, and reconstruction of side walling to side stream. The "apron" is a structure forming the bed of the river, extending a short way downstream. The function of the apron is to prevent the river flow scouring the bed, undermining the foundations of the bridge and its abutments. Side walling has a similar function, preventing erosion of the banks.

4. The plans show holes and cavities filled with concrete bagwork (bags of concrete mix placed in a wet environment, and allowed to set), with a working surface of precast concrete units with cobbles set into them. The cavity in the side wall would likewise be filled with bagwork, and faced with stone.

REPRESENTATIONS RECEIEVED

5. The Laxey Village Commissioners recommend approval.

APPLICANT'S CASE

6. The foundation apron for the bridge is constructed of Manx stone pitching. The tail (downstream) end has severely eroded and is degrading upstream under the bridge. There is also bad damage to the wall on the downstream left bank abutment where the stream from Lady Isabelle Wheel discharges.

ADVICE FROM THE PLANNING AND BUILDING CONTROL DIVISION

7. The site is in the area covered by the Laxey and Lonan Area Plan, and is in a Conservation Area. Policy L/HR/P2/3 requires that development should not be approved where there will be an adverse effect on the appearance or quality of rivers in the area. Policy L/CRB/PR/4 requires special attention to be paid to the desirability of preserving or enhancing the character and appearance of the area.
8. Strategic Plan policies make the same requirement for development in Conservation Areas. Environment Policy 7 protects watercourses, and, in particular normally prohibits development within 8 metres of a watercourse in order to protect aquatic and bankside habitats. General Policy 2 sets general criteria for all development. It seeks, amongst other things, to protect water courses and community safety.
9. If permission is granted, two conditions of a standard nature are advised.

ASSESSMENT

10. The erosion of the existing apron and wall is apparent from an inspection of the site. The bridge is part of the Island's infrastructure which has to be maintained in the public interest. Delay would be likely to allow further erosion, and greater eventual cost and disruption to the river. The repairs recognise the need to retain an attractive floor to the river which would blend with its surroundings. There is a potential conflict with Environment Policy 7, which normally prohibits development within 8 m of a water course, but for development required to maintain the river an exception is indisputable.
11. The bridge is an attractive traditional stone structure. It has a place in forming the character of the Conservation Area. The proposed works are vital to the preservation of the bridge, and thus the development not only complies with the policies for the Conservation Area, but is necessary to preserve the character of the area. There is no substantive conflict with any other policy.

RECOMMENDATION

12. I recommend that Planning Permission is granted, subject to the conditions advised by the Planning and Building Control Division.

I have the Honour to be

Sirs

your obedient Servant

David Ward BSc(Hons) MICE FCIHT Inspector