16 April 2020 · Delegated
St. Judes Lodge, Old Laxey Hill, Laxey, Isle Of Man, IM4 7bz
This application sought permission to install a retaining wall at St Judes Lodge, Old Laxey Hill, Laxey. The site sits on a relatively small plot close to a cliff edge directly above Back Shore Lane, and the property falls within the Laxey Conservation Area. The officer's assessment focused on three main issues: the effect of the works on the character of St Judes Lodge itself, whether the works would preserve or enhance the Laxey Conservation Area, and any potential impact on the living conditions of residents at the neighbouring Sea Level House. The site has substantial vegetation that contributes to the conservation area, with trees and hedging providing cover part way up the cliff face. The application was approved by delegated decision on 16 April 2020, subject to one condition.
The Department of Environment, Food and Agriculture approved the installation of a retaining wall at St Judes Lodge. The key planning considerations were whether the works would affect the character of the property, preserve or enhance the Laxey Conservation Area, and have any impact on the living conditions of neighbouring residents at Sea Level House. Permission was granted with one condition.
Isle of Man Strategic Plan 2016
The works comply with General Policy 2
General Policy 2: Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development: (a) is in accordance with the design brief in the Area Plan where there is such a brief; (b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them; (c) does not affect adversely the character of the surrounding landscape or townscape; (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses; (e) does not affect adversely public views of the sea; (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks; (g) does not affect adversely the amenity of local residents or the character of the locality; (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space; (i) does not have an unacceptable effect on road safety or traffic flows on the local highways; (j) can be provided with all necessary services; (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan; (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding; (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and (n) is designed having due regard to best practice in reducing energy consumption. 6.3 Development outside of areas zoned for development
Isle of Man Strategic Plan
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.
Planning Policy Statement 1/01
POLICY CA/2 SPECIAL PLANNING CONSIDERATIONS When considering proposals for the possible development of any land or buildings which fall within the conservation area, the impact of such proposals upon the special character of the area, will be a material consideration when assessing the application. Where a development is proposed for land which, although not within the boundaries of the conservation area, would affect its context or setting, or views into or out of the area; such issues should be given special consideration where the character or appearance of a conservation area may be affected.
Laxey and Lonan Local Plan 2005
Policy L/OSNC/PR/3 of The Laxey and Lonan Local Plan 2005
Laxey and Lonan Local Plan 2005
Policy L/OSNR/PR/4
Condition 1
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
