12 October 2022 · Planning Committee
Energy Dissipater Outlet Station, Dumbells Terrace, Laxey, Isle Of Man, IM4 7ny
The application seeks permission for an energy dissipater structure built into the Laxey River embankment at a site below road level near Dumbells Terrace, designed to manage surface water from the Snaefell Mountain Railway corridor, sheds, and Baldhoon Road to reduce flooding in heavy rain.
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The officer recommended approval to regularise works already undertaken to improve flood protection along the Laxey River, noting the proposal forms part of an overall flood alleviation scheme justifi…
Strategic Policy 4
Requires protection/enhancement of conservation areas, landscape, nature conservation, and no unacceptable pollution. Officer found proposal preserves Laxey Conservation Area due to modest scale and low visibility, with no harm to river habitats.
General Policy 2
Requires development to respect site/surroundings in scale/design, no adverse impacts on landscape, habitats, amenity, or highways. Assessed as compliant: modest size respects surroundings, no neighbour amenity harm, safe access, no traffic impact.
Environment Policy 7
Prohibits harm to watercourses unless mitigated, requiring risk assessments, pollution measures, phased works, and 8m buffer. Proposal built above river level with no direct access needed; ecology mitigations and note to consult Inland Fisheries ensure no deterioration.
Environmental Policy 22
Prevents unacceptable harm from water pollution or other emissions. No adverse pollution risks identified given design and conditions.
Environment Policy 35
Permits only development preserving/enhancing conservation area character. Modest scale not apparent publicly, stone cladding condition ensures positive contribution without mimicking historic styles.
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.
Materials approval
No development shall commence until a schedule of materials and finishes and samples of the materials to be used in the construction of the external surfaces have been submitted to and approved in writing by the Department. The development shall not be carried out unless in accordance with the approved details. Any external elevation which is above ground level should be a stone clad. Reason: In the interests of the character and appearance of the site and surrounding area.
Ecologist supervision
A suitably qualified ecologist shall be present during vegetation removal in association with the development to ensure that Schedule 8 invasive plant species are not spread via the works, and in case that vegetation removal is required during the nesting season and checks for birds are required. Reason: To ensure that Schedule 8 invasive plant species are not spread via the works.
no highway interest
no objection, requested concrete structure be clad in 'Manx stone' style finish sympathetic to adjacent stone bridge
no objection subject to condition for ecologist during vegetation removal and note on bat survey coordination with DEFA
Highway Services Division has no interest in the application. DEFA Biodiversity requests specific ecological conditions related to vegetation removal, bats, and Schedule 8 plants. Garff Commissioners support the application but request the concrete structure be clad in a Manx stone style finish.
Key concern: potential presence of a bat roost and legal requirements under Wildlife Act 1990
Highway Services Division
No Objectionthere is no Highways HDC interest (NHI) in: 22/01031/B
DEFA Biodiversity
Conditional No ObjectionWe request that a condition is secured for a suitably qualified ecologist to be present during vegetation removal; We also request that the outcome of the August emergence survey is provided to the Ecosystem Policy Team for agreement prior to works commencing; Section 9 of the Wildlife Act 1990 makes it an offence to disturb bats whilst they are occupying a structure which they use for shelter and protection. Therefore, if bats are identified, the DoI are legally required to agree the working methods with a member of DEFA Ecosystem Policy Team, not just the MWT.
Conditions requested: a suitably qualified ecologist to be present during vegetation removal to ensure that Schedule 8 invasive plant species are not spread via the works, and in case that vegetation removal is required during the nesting season and checks for birds are required; the outcome of the August emergence survey is provided to the Ecosystem Policy Team for agreement prior to works commencing; if bats are identified, the DoI are legally required to agree the working methods with a member of DEFA Ecosystem Policy Team
Garff Commissioners
Conditional No Objectionrequest that the concrete structure be clad in a ‘Manx stone’ style finish that would be sympathetic with the adjacent stone bridge
Conditions requested: the concrete structure be clad in a ‘Manx stone’ style finish that would be sympathetic with the adjacent stone bridge
