24 December 2019 · Delegated
Minorca Chapel, Minorca Hill, Laxey, Isle Of Man, IM4 7dp
The application sought permission for alterations to Minorca Chapel, a converted former church on Minorca Hill, Laxey, and the erection of a garden room with a balcony deck above. The site is a split-level residential dwelling set within a predominantly residential area, largely screened by trees and tall hedging, with a southward-sloping plot. The building has a mixed stone and painted render finish, and the site has an established history of incremental alterations and additions, including a previously approved timber balcony deck. The key planning issues were the impact on the character and appearance of the site and surroundings, and the effect on neighbouring amenity. The proposal was assessed against General Policy 2 of the Isle of Man Strategic Plan 2016 and the Residential Design Guide July 2019. On balance, the officer concluded that the development respected the site and its context and would not adversely affect neighbouring residents, and permission was granted.
The proposal was approved because it was judged to comply with General Policy 2 of the Isle of Man Strategic Plan 2016, the Laxey and Lonan Area Plan 2005, and the Residential Design Guide 2019. The garden room and balcony deck were considered to respect the character of this converted church dwelling and its surroundings, and no adverse impact on neighbouring amenity was identified.
General Policy 2 of the Isle of Man Strategic Plan 2016
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
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
Laxey and Lonan Area Plan Order 2005
The application site is within an area zoned as "Predominantly Residential"
Residential Design Guide July 2019
Condition 1
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Erection of an external fire escape staircase and installation of roof lights to dwelling
Installation of timber raised balcony deck
similar approved application
Internal alterations and provision of new window
Installation of replacement hardwood windows, installation of French doors and creation of new window to east elevation
External alterations to dwelling
