2 December 2021 · Planning Committee
Amulree, Glen Road, Laxey, Isle Of Man, IM4 7aj
The proposal involves replacing or reinforcing existing poor-condition boundary walls along a 185m section of the Laxey River parallel to Glen Road in Laxey, using reinforced concrete walls with stone cladding (up to 2.5m high in places), precast concrete walls, blockwork, and a 700mm high domed earth mound with intern…
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The officer concluded the proposal is justified by extensive flood risk evidence including the Arup report, JBA flood modelling, and Laxey Flood Alleviation Scheme Feasibility Study 2020, which identi…
Strategic Policy 4
Requires protection/enhancement of Conservation Areas and no unacceptable environmental pollution/disturbance. Officer found stone cladding sympathetic, minimal harm to historic walling outweighed by flood benefits, with uniform appearance from public footpath.
General Policy 2
Requires respect for surroundings in scale/design, no harm to townscape, habitats/watercourses, or resident amenity. Proposal complies as non-detrimental to neighbours, watercourse (via conditions), and Conservation Area character.
Environment Policy 7
Prohibits harm to watercourses unless mitigated; requires risk assessment, pollution measures, phasing, 8m buffer. Justified by flood studies; conditioned method statement/ecological assessment ensures protection of river, biodiversity, fish.
Environmental Policy 22
Prevents unacceptable harm from water pollution etc. to environment/amenity. No adverse effects anticipated with safeguards.
Environment Policy 35
Permits only development preserving/enhancing Conservation Area character. Stone cladding on both sides ensures visual amenity; earth mound appropriate.
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.
Works limited to approved drawing
No approval is given for any works other than those shown on drawing HW3789 101. Reason: For the avoidance of doubt and to clarify the extent of the approval.
Planning/Conservation Officer is satisfied that the wall finishes will not be detrimental to the character of the area
do not object
works restricted to 14th June to September to avoid spawning fish; need method statement to minimise disturbance
nesting grey wagtails on bankside; recommend condition for nesting boxes in walls
DEFA Biodiversity and Inland Fisheries request specific ecological conditions but no objection; DOI Highways has no objection; Garff Commissioners raise conservation area concerns; private representations object due to inaccuracies, flooding risks, and heritage impacts.
Key concern: proposals will increase the risk of flooding of the opposite river bank
DEFA Biodiversity
Conditional No ObjectionGrey Wagtails are known to breed in the immediate area of this application. Unfortunately, this planning application will result in the loss of a good stretch of bankside habitat; the Ecosystem Policy Team request that a condition is secured for integrated grey wagtail nest boxes
Conditions requested: integrated grey wagtail nest boxes to be installed in the new flood wall with plans provided containing location, number and specification prior to works; Prior to the commencement of works a Construction Environmental Management Plan, which details the measures to be taken to protect the watercourse, surrounding habitats and species, including the mitigation measures contained in table 5.1 of the attached PEAR
Inland Fisheries Policy Manager
Conditional No ObjectionFisheries, DEFA has no objection to this proposal providing the following conditions are met
Conditions requested: Any works to the watercourse bank and channel are restricted to the period July to September (inclusive); Works are conducted according to written method statements agreed in advance with the Inland Fisheries Section of the Fisheries Directorate, DEFA; Electrofishing services will be required 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
Garff Commissioners
No CommentMembers note that the proposals include sections of wall with stone and rendered finish. As the development is in the Laxey Conservation they request that the Planning/Conservation Officer is satisfied that the wall finishes will not be detrimental to the character of the area.
Department of Infrastructure 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.; DNO
2 Glen View
ObjectionThe application is inaccurate in several respects.; The proposals will increase the risk of flooding of the opposite river bank which has already been severely undermined
Festina Lente
No CommentWill these be lost as a result of this work?; we would be sorry if they were to be removed
