9 July 2024 · Committee
Doi Pillar, Glen Road, Laxey, Isle Of Man, IM4 7qr
The proposal involves constructing and replacing existing retaining walls along the north bank of the Laxey River through the centre of Old Laxey, within the Laxey Conservation Area. The works extend roughly 350 metres from New River Bridge to Glen Road, covering sections adjacent to Brookside public highway and the rear curtilages of residential properties. Flood studies carried out by JBA Consulting identified that much of this stretch has unsatisfactory retaining walls requiring replacement or improvement, and the proposed wall heights follow those study recommendations. The key planning issues were the impact on the character and appearance of the Conservation Area, and potential biodiversity and ecology effects on the Laxey River and Laxey Bay Marine Nature Reserve. The design was judged acceptable because the finished aesthetics of the raised walls were intended to emulate the original appearance, protecting the visual character of the conservation area. The scheme was considered an important piece of infrastructure for the residents of Laxey, addressing flood risk, repairing dilapidation, and supporting the long-term residential viability of the area in the context of climate change.
The committee approved the application because the flood defence works were found to accord with Isle of Man Strategic Plan policies on development, environment, and flood risk. The sympathetic design approach was considered to protect the visual amenity of the Conservation Area, and ecology impacts on the river were addressed through a required method statement to minimise disturbance to fish.
Strategic Policy 3
accords with the provisions of Policies SP3, SP4, GP, ENV5 and, ENV35
Strategic Policy 3: Proposals for development must ensure that the individual character of our towns and villages is protected or enhanced by: (a) avoiding coalescence and maintaining adequate physical separation between settlements; and (b) having regard in the design of new development to th e use of local materials and character. 4.3.4 Most of our built heritage, our countryside, our coastline and our natural environment is of attraction, value and interest. Surveys commissioned by Government on the quality of life and the importance of heritage in the Isle of Man and internationally, have consistently shown that the historic landscape setting of the Isle of Man scores as t he single most significant factor for residents and visitors in supporting the concept of a specific and positive Manx identity. This "heritage identity" is a result of the combination of a rich diversity of historic sites and monuments, historic building s and residential settlements and a specific range of natural history attributes set within a predominantly rural landscape setting which links modern life to a sense of historic legacy and beauty, the retention of which is strongly supported by Government and the resident community. 4.3.5 The landscapes of the Island are very varied, and their nature and variety is the consequence of thousands of years of interaction between the natural and cultural aspects of the Island through human activity within the enviro nment and an innate respect for the natural and historic qualities they represent. 4.3.6 This landscape heritage is more than simply the sum of its parts. The combination of geology, geomorphology, wildlife, archaeology, history, traditional buildings and the natural settings for traditional activities and customs, combine in the rural and built environment to provide an inseparable element of "Manxness". It provides an overarching context which makes the landscapes of the Isle of Man unique and gives them the value which is acknowledged by those who live here and those who visit. The protection and promotion of this element within Manx society is an important element in central Government policy and the Strategic Plan, which both support the view that these v alued characteristics of the Isle of Man be acknowledged and protected for the future from inappropriate development. 4.3.7 This protection will apply to areas of heritage value, to sites of heritage value and to general traditional landscape settings within the Island which are deemed to contribute to the sense of the Island's heritage identity. Heritage landscape value will therefore be a consideration in all aspects of planning, with a view to retaining and enhancing this value wherever possible.
Strategic Policy 4
accords with the provisions of Policies SP3, SP4, GP, ENV5 and, ENV35
Strategic Policy 4: Proposals for development must: (a) Protect or enhance the fabric and setting of Ancient Monuments, Registered Buildings (1), Conservation Areas (2), buildings and structures within National Heritage Areas and sites of archaeological interest; (b) protect or enhance the landscape quality and nature conservation value of urban as well as rural areas but especially in respect to development adjacent to Areas of Special Scientific Interest and other designations; and (c) not cause or lead to unacceptable environmental pollution or disturbance. 4.3.8 The design of new development can make a positive contribution to the character and appearance of the Island. Recent development has often been criticised for its similarity to developments across the Island and elsewhere - "anywhere" architecture. At the same time some criticise current practice to retain traditional or vernacular designs. As is often the case the truth lies somewhere between the two extremes. All too often proposals for new developments have not taken into account a proper analysis of their context in terms of siting, layout, scale, materials and other factors. At the same time a slavish following of past design idioms, evolved for earlier lifestyles can produce buildings which do not reflect twenty first century lifestyles including accessibility and energy conservation. While there is often a consensus about what constitutes good and poor design, it is notoriously difficult to define or prescribe. 4.3.9 The Department recognises the need to raise the quality of the Island's architecture and built environment and is pursuing this through the development control process and the commissioning of its own schemes and environmental improvements. At the same ti me it appreciates that the debate about good design needs to be broadened to include those who design, construct and finance new development and the wider community as we are all affected by the end product. To this end it welcomes the Isle of Man Arts Co uncil's National Arts Development Strategy 2005 - 2014 which has as one of its objectives, to raise the quality of the Island's architecture and built environment by encouraging debate on architectural standards, town and country planning, urban regenerati on and public art. This Strategy recognises that debate will have to take place over time. 4.3.10 In the meantime, the Department considers that, while there are a number of policies in the Strategic Plan which cover various elements of the design of new development e.g. General Policy 2 (a) -(i), ( m) and (n), and various Housing policies, there is a need for a further statement on the need to secure quality in the design of new development. In the preparation of Area Plans the Department will include development briefs that set out design principles for significant sites including new residential areas. Subsequent planning applications will be required to be accompanied by a Design Statement setting out the way in which the proposal has been designed to take into account its context and how the design principles have been developed. 4.3.11 At the same time as wishing to promote good design in new development the Department recognises that there are an increasing number of alternative styles of housing which draw their design principles from the wish to promote sustainability and energy efficiency. Many of these can be incorporated into both modern and traditional designs but in some cases they produce a completely different structure or form of buildings, for exa mple underground (1)Registered Building is defined in Appendix 1 (2) Conservation Area is defined in Appendix 1 housing. While wishing to conserve the historic landscape of the Island the Department welcomes new styles of housing as long as they take into account the landscape context and the impact on the amenities of the area in which they are si ted. Merely arguing that a new building cannot be seen in public views is not a justification for the relaxation of other policies relating to the location of new development.
General Policy
accords with the provisions of Policies SP3, SP4, GP, ENV5 and, ENV35
ned, well managed with a good walking surface, within or close to towns and villages. Types of community, educational and health facilities vary considerably from community centres, schools and GP surgeries to police, fire and ambulance services. They form an essential network of support and are basic requirements for the underpinning of sustainable communities. Without basic services, communities tend to lack a sense of belonging and places tend to be little more than groups or estates of housing. Many of the schools in the East contribute towards indoor and outdoor sports provision and halls can be multi-purpose out of school hours. This need for a possible new school has been recognised in Baldrine and it is recognised that there may in the future need to be additional provision to serve additional development in the future on the edge of Douglas and Onchan. Development Brief DBH002g recognises a need to take account of need for a replacement Braddan School. For this reason, Strategic Reserve Sites will need to take both education and community facilities into account before release. Assessment of current open space and community facilities Table 15 sets out the key facilities in each Local Authority Area. The table illustrates the tendency for smaller settlements to have lower levels of community facilities and formal sports provision. It also highlights on a basic level deficits in existing provision helping give focus to where additional investment may need to be focused. Open Space and Community facilities - existing provision Type of land / amenity Douglas Laxey Onchan Braddan Marown Santon Lonan Amenity Y Y Y Y Y Y Y Places of Worship Y Y Y Y Y Y Y Burial Land Y N Y Y Y Y Y Child Care Y Y Y Y Y Y N Children's Y Y Y Y Y Y Y Outdoor Pitches Y Y Y Y Y N N Post Offices Y Y Y Y N N N Doctors and Dentists Y Y Y Y N N N Schools Y Y Y Y Y N N Skate Park/BMX Y Y N Y Y N N Allotments Y Y N N N Y Y* Golf Course Y N Y N N Y N Shooting Ranges N Y N Y N Y N Youth Club Y Y Y N N N N Sailing Y Y N Y N N N Equestrian Centres N N Y Y Y Y N Nursing Homes Y Y N N N N N Motorsport Y N N N N Y N Indoor Sports Facilities Y N Y N N N N *Laxey and Lonan allotment association within the boundary of Laxey Outdoor Recreation and Amenity Space The Community Audit records detailed information on recreation and amenity space. From this it is possible to analyse the data to determine if current provision is at an appropriate level given the population in the East. In order to create a benchmark against which the current provision can be assessed, the 'target' requirements for new residential developments are used. The Strategic Plan sets out minimum recreation open space standards per 1,000 head of population for new residential developments of 10 dwellings or more. These are as follows: Sports pitches 1.8 hectares/ 1,000 population Childrens' play space 0.6 hectares/ 1,000 population Amenity space 0.8 hectares/1,000 population Table 16 combines the separate Local Authority/Parish figures for the three categories of open space to give an overall figure for the East. For a comparison, figures have been benchmarked against the provisions required in the Strategic Plan 2016 to put the figures into context. Open Space and Recreation in the East - summary figures Douglas Braddan Onchan Laxey Lonan Marown Santon Isle of Man (East) Strategic Plan Target Difference Amenity 0.80 3.98 2.37 1.07 9.18 0.67 9.29 1.78 +0.98 Children's 0.03 0.06 0.17 0.07 0.06 0.05 0.07 0.06 -0.54 Outdoor Pitches 0.84 0.55 0.05 0.89 0.00 0.51 0.00 0.61 -1.19 Overall Supply 1.67 4.59 2.59 2.03 9.24 0.94 9.36 2.39 -0.75 The Table above showing open space and recreation figures demonstrate some deficits in provision across the local authority areas and highlights where new provision may need to be provided as part of future development schemes. For example, it shows that the East of the Island has a generally high level of amenity space but has a lower level of sports pitch provision. It is important to note that access to any kind of amenity space crosses Local Authority boundaries and residents living in one area may be regular users of amenities such as open space in neighbouring areas. In addition, these figures do not account for the differing demographics of each area and the population within distinct age groups has not been considered. Table 11 does not assess the usage of facilities or current sporting trends or outdoor pursuits that do not require sports pitches. Isle of Man Sport is conducting their own Island wide study as to existing sports provision and usage. Open Space and Community Proposal 1 Areas for residential growth identified in this Plan must take account of the needs for neighbourhood centres which will protect sufficient space for community health services and other social facilities. These could be provided within existing development, identified sites or on Strategic Reserve
Environment Policy 5
accords with the provisions of Policies SP3, SP4, GP, ENV5 and, ENV35
Environment Policy 5: In exceptional circumstances wh ere development is allowed which could adversely affect a site recognised under Environmental Policy 4, conditions will be imposed and/or Planning Agreements sought to: (a) minimise disturbance; (b) conserve and manage its ecological interest as far as possible; and (c) where damage is unavoidable, provide new or replacement habitats so that the loss to the total ecological resource is mitigated. 7.8.7 In addition to existing, specific areas of the Island designated as being important areas for landscape value, nature conservation and ecological habitats, there are also wider areas which are increasingly being recognised as having combined importance in terms of ecological, archaeological, landscape and / or scientific value. These areas should be fully investigated to assess the extent of these qualities and, where appropriate, their potential for a new designation in the form of 'National Heritage Areas'. This should be in addition to any other designation afforded to them under existing legislation or any new landscape assessment exercise.
Environment Policy 35
accords with the provisions of Policies SP3, SP4, GP, ENV5 and, ENV35
Environment Policy 35: Within Conservation Areas, the Department will permit only development which would preserve or enhance the character or appearance of the Area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development. 7.30 Development adjacent to Conservation Areas 7.30.1 It is often the case that important views into and out of a Conservation Area can contribute significantly to its character. It is necessary to assess the impact any development adjacent to conservation areas may have on such views.
