21 March 2022 · Planning Committee
The Shore Hotel, Old Laxey Hill, Laxey, Isle Of Man, IM4 7da
The site is a 60m section of the Laxey River bank starting at the new bridge opposite the Shore Hotel and running upstream, parallel to a pub car park, within the Laxey Conservation Area and a predominantly residential area.
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The officer determined the proposal acceptable because flood risk studies, including the Arup report, Laxey Flood Alleviation Scheme Feasibility Study 2020, and national strategies, justified the work…
Strategic Policy 4
Requires protection or enhancement of Conservation Areas and no unacceptable environmental pollution. Assessed as compliant as visual impact was minimal, outweighed by flood benefits, with stone cladding ensuring sympathy to surroundings.
General Policy 2
Requires respect for site surroundings in scale/design, no harm to landscape/townscape, wildlife/watercourses, or amenity. Proposal satisfied all relevant parts (b,c,d,g) through justified need, mitigation, and non-detrimental design.
Environment Policy 7
Prohibits harm to watercourses unless mitigated, requiring risk assessments, pollution measures, phasing, and 8m setbacks. Satisfied via flood studies justifying works (a,b), conditioned method statement/phasing (c), despite proximity controlled by ecology conditions (d).
Environmental Policy 22
Prohibits unacceptable harm from pollution or disturbance. No adverse amenity or pollution impacts identified, enhancing protection for neighbours.
Environment Policy 35
Requires preservation/enhancement of Conservation Area character. Stone cladding on both wall sides and sympathetic glass design preserved character, consistent with prior approvals.
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.
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 on wall
The exposed section of concrete walling indicated as stone cladding shall be installed on both sides of the wall and retained as such thereafter. REASON: In the interest of visual amenity of the Conservation Area.
Glass/barrier details
Prior to the commencement of the development hereby approved, details shall be submitted to, and approved in writing by the Department which set out details of the type of glass or barrier to be used. Reason: to ensure that the details are appropriate to reduce the risk of bird strike.
Stone cladding details
Prior to the commencement of the development hereby approved, details of the stone cladding to be used (including materials and method of installation) shall be submitted to and approved in writing by the Department. The development shall be undertaken in accordance with the approved details. Reason: In the interest of visual amenity of the Conservation Area.
approve the application subject to a condition in place that details the final design of the wall and agreed prior to implementation
do not object
works restricted to July to September to avoid spawning fish; require method statement to minimise disturbance
no EIA required; in line with method statements agreed with Inland Fisheries; include bird nesting boxes for grey wagtails
do not oppose
Multiple consultees including DEFA Biodiversity, Inland Fisheries, DOI Highways, DOI Flood Risk Management, and Garff Commissioners provided responses to the flood wall proposal at Shore Hotel, Laxey, with most raising no objection subject to conditions on bird safety, constructi…
Key concern: wall height will cause upstream flooding and materials unsuitable for Conservation Area
DEFA Biodiversity
Conditional No ObjectionTransparent glass walls pose a collision risk to birds when they are in flight and could result in their injury or death; The Ecosystem Policy Team requests that details of the type of glass or barrier to be used that is proven to eliminate bird strike are provide prior to determination or a condition is attached on approval
Conditions requested: Details of the type of glass or barrier to be used that is proven to eliminate bird strike are provided prior to determination or a condition is attached on approval; If etching is used, the gaps between the etching need to be less than 5cm to deter birds from trying to fly through the perceived gaps
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
Inland Fisheries Policy Manager
No ObjectionDEFA Fisheries have no objection to the proposed development, provided that these precautions are followed
Conditions requested: precautions are needed to reduce the possibility of harmful materials such as concrete or washings entering the river; these precautions are followed and there is no disturbance of the watercourse
Garff Commissioners
Objectionresolved to submit an objection to the application until the visual matters were addressed
Garff Commissioners
Conditional No Objectionthey support the principle of a flood wall in this location and would be content that the application is approved in principle subject to condition
Conditions requested: the details of the final design be agreed following further discussion between the DoI and the Commissioners; the final agreed design being subject to final approval by the Planning Authority
DOI Highways
No ObjectionDo not oppose; no significant negative impact upon highway safety, network efficiency and /or parking
DOI Flood Risk Management
No ObjectionDNO; Do not oppose
2 Glen View resident
ObjectionI therefore object to the total height of wall; I object to the 'stone' finish proposed; A glass wall the same type to that proposed has been condemned by wildlife organisations
Conditions requested: Only the 'stone' wall as shown on the revised plans should be provided but not finished in the materials proposed; Natural Manx stone only should be used on both sides of the wall
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Precedent Value
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