15 January 2007 · Delegated - Director of Planning and Building Control (M. I. McCauley)
Street Record, The Promenade, Laxey, Isle Of Man, IM4 7db
The proposal involved erecting nine 6m high lighting columns with traditional Abbey lanterns along the seaward pavement of Laxey Promenade to improve pedestrian safety, deter vandalism, and enhance evening use of the public space.
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The officer noted that planning permission was only required due to the site's location in a conservation area, as lampposts are normally permitted development.
Conservation Area Policy 4 of Laxey and Lonan Area Plan Order 2005
Requires special attention to preserving or enhancing conservation area character or appearance per Town and Country Planning Act 1991. Officer assessed lamppost design as pre-agreed with Building Conservation Officer and in keeping with character; inspector confirmed scale and traditional lanterns enhance ambience over existing poor telegraph pole lights.
Time limit
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
Approved plans
This approval relates to drawing no. 21520_1 issue A and lamppost specification date stamped the 15th November 2006.
No objection subject to conditions protecting public sewer
Supports for personal safety, vandalism prevention, evening enjoyment; design minimises intrusion and pollution
Does not oppose the application
Laxey Village Commissioners support the street lighting installation for safety, vandalism prevention, and evening amenity use; Department of Transport Drainage has no objection subject to conditions; multiple local residents object citing conservation area impacts, light pollution, unnecessary expense, and disruption to character.
Key concern: impact on conservation area character and light pollution
Laxey Village Commissioners
SupportThis installation has been proposed to address three key issues associated with the Promenade i.e. personal safety of pedestrians, vandalism of public facilities and enjoyment of this public amenity in the evenings.; The local police have advised that efficient street lighting is an extremely effective method of preventing crime of this kind.; The use of 70 watt bulbs, within lanterns on 6 metre high columns, spaced at regular intervals, should resolve these issues whilst adding to the attractiveness of the promenade.
Department of Transport Drainage Division
Conditional No ObjectionNo Objection in principle, subject to the following conditions
Conditions requested: The line of the Public sewerage must be identified before development work commences. The sewer must be fully protected whilst all building works are being carried out. No part of the street lighting columns may be constructed, within three metres of any public sewer either at the time of construction or at any time in the future.; The developer is requires to contact the Drainage Division prior to any work commencing on site, to discuss the route of the power supply to the street lighting columns.
The original application (06/01974/B) by Laxey Village Commissioners for nine 6m lighting columns along Laxey Promenade was approved by the Planning Committee despite objections. Appellant Mrs B Brazier and other residents objected on grounds of unnecessary lighting, light pollution, visual harm to the conservation area, disruption to peace, and encouragement of late-night activities. The Commissioners argued the scheme improves poor existing lighting, enhances safety, deters vandalism, and fits the conservation area character. Inspector G Farrington found the columns in keeping with the conservation area, preferable to existing lights, and prioritizing pedestrian safety over light pollution concerns. The appeal was dismissed, upholding the approval with conditions.
Precedent Value
This appeal shows that in urban conservation areas, functional safety improvements like lighting can be upheld over residential amenity objections if design is sympathetic and existing arrangements are demonstrably poor. Applicants should emphasise safety benefits, expert consultations, and comparative improvements over status quo.
Inspector: G Farrington
