12 May 2021 · Planning Committee
Victoria Terrace, Glen Road, Laxey, Isle Of Man, IM4 7aw
The proposal involves demolishing existing boundary walls (where applicable) and building new reinforced concrete flood protection walls, approximately 1200mm high and 450mm wide, with natural stone cladding on both sides, along the river behind properties from 4 Victoria Terrace to Figtree Cottage.
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The officer assessed justification based on flood risk studies like the Arup report, JBA consulting modelling, and the Laxey Flood Alleviation Scheme Feasibility Study 2020, which identified the retai…
Strategic Policy 4
Requires protection or enhancement of Conservation Areas, landscape, nature conservation, and no unacceptable environmental pollution. Officer found proposal complies as stone cladding ensures sympathetic appearance with minimal harm outweighed by flood benefits, protecting Conservation Area setting.
General Policy 2
Permits development respecting site/surroundings in scale/design, not harming landscape/townscape, wildlife/watercourses, or resident amenity. Assessed as compliant: walls match existing heights, benefit neighbours, and safeguarded via conditions.
Environment Policy 7
Prohibits harm to watercourses without mitigation; requires risk assessment, pollution measures, phased works, and 8m buffer. Justified by flood studies; conditioned method statement/ecological assessment ensures no deterioration despite proximity.
Environmental Policy 22
Prevents unacceptable harm from water pollution, emissions, or disturbances. No adverse amenity or pollution impacts on neighbours identified.
Environment Policy 35
Permits only development preserving/enhancing Conservation Area character. Stone cladding on both sides deemed appropriate and uniform, conditioned for retention.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice. Reason: To comply with Article 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
Pre-commencement watercourse method statement
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.
Stone cladding retention
The stone cladding on both sides of the wall shall be installed as shown in the approved drawings and retained as such thereafter. REASON: In the interest of visual amenity of the Conservation Area.
do not object (commented 02/04/21)
works restricted to 14th June to September to avoid spawning fish; require method statement to minimise disturbance (19/04/21)
No Flood Risk Management interest (06/04/21)
broadly agrees with stone cladding on both sides but should be Manx Stone traditionally laid down to the river bed; preserve former horse drawn wagon way track and photograph sections for MNH records (23/04/21)
Multiple consultees and residents responded to application 21/00298/B for flood protection walls in Laxey, with all expressing support or no objections, though some requested specific conditions related to fisheries timing, materials, and heritage preservation.
Key concern: disturbance or injury to spawning fish, or to the spawn and fry of fish
Inland Fisheries, DEFA
Conditional No ObjectionFisheries, DEFA has no objection to this proposal providing the following conditions are met; This is likely to be deemed necessary due to the nature of the proposed works on a section of stream, which Fisheries surveys have confirmed contains fish, including salmon, trout and eels.
Conditions requested: Any works to the watercourse bank and channel are restricted to the period beginning the 14th of June to September (inclusive); Works are conducted according to written method statements agreed in advance with the Inland Fisheries Section of the Fisheries Directorate, DEFA
Garff Commissioners
No Objectionthe consensus was that the Commissioners would submit no objections to this application; Members discussed how there needed to be a balance between ensuring that properties in the area had adequate flood resilience but with minimal impact on the integrity of the conservation area.
Department of Infrastructure (DOI) 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
Department of Infrastructure (DOI) Flood Risk Management Division
No ObjectionNFRMI; No Flood Risk Management interest
Owner of 1 Victoria Terrace, Glen Road, Laxey
SupportI write to support the above 2 planning applications; This work is imperative to the safety of homes like mine and others that were destroyed that day.
Resident of 2 Glen View, South Cape, Laxey
SupportI trust this is the case as the wall will be particularly visible to the general public from the public footpath and amenity area; I would hope that... any other similar sections found during the course of the works will be fully photographed and recorded with copies supplied to Manx National Heritage
Conditions requested: condition stipulating the stone cladding must be on Manx stone traditionally laid down to river bed level; those sections of the former horse drawn wagonway track that are currently visible... will be preserved insitu and that any other similar sections found during the course of the works will be fully photographed and recorded with copies supplied to Manx National Heritage
