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THE APPLICATION SITE AND PROPOSED DEVELOPMENT The application site comprises of nine sites located along the seaward side pavement of Laxey Promenade. The proposed development comprises of the erection of a lamppost on each of the nine sites.
There are no previous planning applications that are considered material to the assessment of this current planning application.
Laxey Village Commissioners acknowledge that the planning application has been submitted on their behalf. They advise that the lamps are intended for personal safety reasons, to aid the prevention of vandalism of public facilities and for the enjoyment of the public area in the evenings.
The Department of Transport Drainage Division have no objection to the planning application subject to conditions.
The owners and/or occupants of Wavecrest, which is located on Laxey Promenade, object to the planning application. The grounds for their objection can be summarised as concern that they do not want the area to be lit, that the lamps will cause inappropriate light pollution, that the lights are unnecessary, that the lights are a
waste of resources and that the lights will encourage late night activity on the beach to the detriment of local residents.
The owner and/or occupant of Sea Level House, which is believed to be located on Back Shore Road, object to the planning application. The grounds for their objection can be summarised as concern that they do not want the area to be lit, that the lamps will cause inappropriate light pollution, that the lights are unnecessary, that the lights are a waste of resources and that the lights will encourage late night activity on the beach to the detriment of local residents.
The owner and/or occupant of Glevum, which is located on Laxey Promenade, object to the planning application. The grounds for their objection can be summarised as concern that they do not want the area to be lit, that the lamps will cause inappropriate light pollution, that the lights are unnecessary, that the lights are a waste of resources and that the lights will encourage late night activity on the beach to the detriment of local residents.
The owners and/or occupants of Sea Villa, which is located on Laxey Promenade, object to the planning application. The grounds for their objection can be summarised as concern that they do not want the area to be lit, that the lamps will cause inappropriate light pollution, that the lights are unnecessary, that the lights are a waste of resources and that the lights will encourage late night activity on the beach to the detriment of local residents.
The owner and/or occupant of Glevum Bungalow, which is located on Laxey Promenade, object to the planning application. The grounds for their objection can be summarised as concern that the lamps will be environmentally unfriendly, that they will spoil the appearance of the conservation area, that they will affect their view, that they will cause light pollution, that rates will increase as a result of the lamps and that they are already adequate lights in the area.
The application site is designated as open space under the Laxey and Lonan Area Plan Order 2005 and is located within a conservation area. Policy L/CRB/PR/4 of the Laxey and Lonan Area Plan Order 2005 states:
"Where an area is designated as a conservation area, special attention must be paid during the consideration of all planning applications within the area, to the desirability of preserving or enhancing its character or appearance in accordance with the Town and Country Planning Act 1991 C12.(4)."
The planning application proposes the installation of nine lampposts on Laxey Promenade. The installation of lampposts is normally covered by statutory undertakers permitted development powers meaning that such items can usually be installed without a planning application needing to be made. However, planning permission is required in this instance as the land is within a conservation area and such statutory undertakers powers do not extend into such areas. It is therefore considered pertinent to note that the only reason that planning permission is required is the status of the area as a conservation area and it could be argued that therefore the only material planning consideration should be the effect on the conservation area. Nevertheless for the purposes of this report the other aspects of the proposed development, as raised by the various objectors, will be examined.
In terms of the proposed lampposts their installation and design was discussed and agreed with the Steve Moore, Building Conservation Officer, prior to the submission of the planning application. As such it is accepted that the proposed lampposts are appropriate for and in keeping with the character of the conservation area. By reason of the nature of lampposts and their appearance it is felt that any visual impact would be limited.
As regards the effect of the installation of the lampposts on the local residents it is considered that any such impact is limited and certainly not sufficient to warrant refusal of the planning application. The belief that the lampposts will lead to further evening use of the beach to the detriment of the local residents is not accepted. The lampposts are primarily for illuminating the pavement to aid personal safety, they are not designed to illuminate the beach. Issues of need and cost are not material planning considerations and therefore cannot be taken into account in the assessment of the planning application.
Overall, it is considered that the appearance of the lampposts within the conservation area is acceptable and that the impact on the surrounding properties in suitably limited. It is recommended that the planning application be approved.
It is considered that the following parties that made representations to the planning application meet the criteria of Government Circular 1/06 and should be afforded interested party status:
It is considered that the following parties that made representations to the planning application do not meet the criteria of Government Circular 1/06 and should not be afforded interested party status:
Recommended Decision: Permitted
Date of Recommendation: 10.01.2007
I confirm that this decision accords with Government Circular Nos 44/05 (Delegation of Functions to Director of Planning and Building Control) and 47/05 (Delegation of Functions to Senior Planning Officer)
Decision Made: Permitted Date: 11.01.2007
Signed: M. I. McCauley Director of Planning and Building Control
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