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Application No.: 25/90597/B Applicant: Ms Maureen Madden Proposal: Erection of a new dwelling with associated site entrance and driveway. Site Address: Site Of Former Southview Minorca Hill Laxey Isle Of Man IM4 7DP Planning Officer: Russell Williams Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 10.10.2025 _________________________________________________________________
C : Conditions for approval N : Notes attached to conditions
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.
Reason: In order to safeguard the landscape character and appearance of the area and in the interest of biodiversity.
Reason: To ensure that sufficient on-site parking is provided to serve the development in order to avoid unnecessary on-street parking as per the requirements of the Manual for Manx Roads and Transport Policy 7 in the Adopted Isle of Man Strategic Plan (2016).
Reason: To prevent overdevelopment of the site and to control development in the interests of the amenities of the surrounding area.
Reason: To prevent overdevelopment of the site and to control development in the interests of the amenities of the surrounding area.
The development is located within the settlement boundary of Douglas where the principle of a mixed office and residential use is compliant with the land use zoning of the area. The proposal will not adversely impact upon visual or residential amenity, highway safety or other matters of acknowledged planning importance. The proposals therefore comply with Spatial Policies 3 and 5, General Policy 2, Housing Policy 4, Transport Policies 4 and 7 and Environment Policies 22, 23 and 42 of the Isle of Man Strategic Plan.
This decision relates to the following plans and drawings, date stamped 12 June and 1 August 2025:
_________________________________________________________________ Right to Appeal It is recommended that the following organisations should NOT be given the Right to Appeal: DOI Highway Services - No objection Manx Utilities - No objection
_________________________________________________________________ Officer’s Report
1.0 THE SITE - 1.1 The site is that of the former South View - a dwelling which has recently been demolished and formed a traditional dwelling of rendered walls and tiled roof. - 1.2 The site is bounded by a stone wall abutting Minorca Hill and tree and hedgerow planting on its western boundaries, which abut Laxey Primary School to the west, an electricity sub-station to the south, Lilac Cottage to the north and Minorca Hill to the east. - 1.3 The site slopes downward from north-west to south-east, following the general slope of this northern valley containing Laxey Village.
2.0 THE PROPOSAL - 2.1 The application seeks planning permission for the erection of a dwellinghouse on the site. The new dwelling will be positioned as was the previously existing property on the site, to the south of the existing garage associated with Lilac Cottage. The dwelling will have gardens to the front (south) and read (west). - 2.2 The proposal comprises a 4 bedroom dwelling, with all bedrooms benefitting from ensuite bathrooms. At ground floor level the dwelling will have an entrance hall, WC and utility with open plan kitchen, dining and living room. The dwelling will have a double garage attached to the east elevation.
2.3 The dwelling has a pitched roof finished in artificial slate. The walls will be finished mainly in stone with the southern and western projecting gables featuring significant areas of glazing to maximise natural light and heat and outlook. - 2.4 Access into the site will be via a new entrance off Minorca Hill, positioned to achieve visibility splays of 2.4m by 25m in both directions. The existing wall immediately alongside the gable of the proposed dwelling will be removed and the lower section of stone boundary wall will have its height reduced to achieve the optimum visibility. The site will have a minimum of three parking spaces and an on-site turning head. - 2.5 The driveway and turning area will be finished in a permeable gravel with the first 5m of the adopted highway bound and consolidated. The property will be connected to the existing foul sewer with all surface water draining to a new soakaway within the site.
3.0 PLANNING POLICY - 3.1 The site lies within the settlement boundary for Laxey and is zoned as being Predominantly Residential, as indicated on Proposal Map 7 of the on the Area Plan for the East. The site is not within a Conservation Area, Area of High Landscape or Coastal Value and Scenic Significance or a Flood Risk Zone. - 3.2 Spatial Policy 3: "The following villages are identified as Service Villages o Laxey… Area Plans will define the development boundaries of such villages so as to maintain and where appropriate increase employment opportunities. Housing should be provided to meet local needs and in appropriate cases to broaden the choice of location of housing." - 3.3 Spatial Policy 5: "New development will be located within the defined settlements. Development will only be permitted in the countryside in accordance with General Policy 3." - 3.4 General Policy 2 of the Strategic Plan is considered applicable, which states: "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:
3.5 Paragraph 7.34: Existing Settlements 7.34.1 Every settlement in the Island has its own individual character and identity which needs to be conserved and enhanced. If such characteristics and qualities are not to be lost, any new development must be appropriate to the locale in terms of scale, siting, design, relationship with other buildings and land uses. Area Plans should identify important spaces within settlements, whether in the form of village greens, squares or areas which simply add to the attractiveness and interest of particular areas which have positive amenity value. It is important to the attractiveness and individuality of centres that over intensive development is voided as well as the gradual merging of towns and villages in order to preserve a sense of identity and sense of place. In terms of existing settlements, in both rural and urban areas, new development will be expected to follow the following design principles. Development will need to:
3.6 Environment Policy 4: "Development will not be permitted which would adversely affect:
3.7 Environment Policy 22: "Development will not be permitted where it would unacceptably harm the environment and/or the amenity of nearby properties in terms of:
3.8 Environmental Policy 23 states: "When considering alterations and improvements to existing facilities the Department will require that consideration be given to the potential adverse impact of the proposed changes to existing neighbours." - 3.9 Environment Policy 42: "New development in existing settlements must be designed to take account of the particular character and identity, in terms of buildings and landscape features of the immediate locality. Inappropriate backland development, and the removal of
5.0 PLANNING HISTORY - 5.1 The following application is of relevance to the proposals:
24/00540/B - Erection of two detached dwellings with associated garage, driveway and access
6.0 REPRESENTATIONS - 6.1 The following Statutory Consultees have been consulted and their responses can be summarised as follows: Garff Commissioners - No comments received.
DOI Highway Services - After reviewing these Applications, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and/or parking. A S109 highway agreement will be required for the dropped kerb vehicular access.
Ecosystem Policy Team - No objection subject to condition Detailed comments There is an active bat roost located immediately to the south of this plot of land. Though the development of a new property will not directly impact upon the active bat roost, there could be indirect negative impacts through the introduction of artificial lighting into an area of habitat through which bats are known to feed and commute, especially because a significant amount of vegetation seems to have recently been removed from the site. The planned dwelling is also to have clear glazed elevations to the south and west, facing the bat habitat. Measures should therefore be put in place to avoid and minimise impacts on bats from artificial lighting. We recommend that additional tree and shrub planting is undertaken along the western and southern boundary, and any external lighting is done sensitively. The additional planting will also mitigate against the vegetation removal which has already taken place. The Ecosystem Policy Team would welcome the installation of bat, bird and bee bricks, and would be happy to advise further on this, but these would be seen as enhancement measures. Conditions recommended.
Manx Utility Authority - Manx Utilities has reviewed the above application and require confirmation that the proposed soakaway that the applicant proposes has successful passed the necessary percolation / infiltration tests.
Arboricultural Officer - Original raised concern over trees. Subsequently commented that: Having reviewed the additional information on the 9th September we can confirm that the trees do not form a constraint to the proposal at hand. We would however note that the details for sustainable drainage are missing as this permeable site transforms to an impermeable site.
If you were minded to approve the application we would ask for a condition requiring a detailed landscape plan in which a 30% canopy cover is provided at year 30 in line with the historical canopy cover associated with this site.
6.2 No representations have been received from members of the public.
7.0 ASSESSMENT - 7.1 The key considerations in the determination of the application are:
7.2 The application site is located within the defined settlement boundary of Laxey and is on land zoned as being for Predominantly Residential Use. The site was previously that of a dwellinghouse and private gardens and the proposed development will return it to the same use, making efficient use of previously developed land. - 7.3 Having regard to Spatial Policy 4 and Housing policy 4, the site is within a sustainable location and the proposed development accords with the zoning of the site. Having regard to these matters, the principle of development is considered to be acceptable and the proposal complies with Housing Policy 4. IMPACT UPON RESIDENTIAL AMENITY - 7.4 The application site is located immediately south of the dwelling known as Lilac Cottage. The site is on lower ground to Lilac Cottage and there is a garage and boundary treatment to the northern side of the proposed dwellinghouse, with the garage belong to the neighbouring property. - 7.5 The proposed dwelling has been designed with vaulted rooms within the roof space, which assist in keeping the overall height and massing of the building lower than a traditional two storey building. The application is supported by section drawings that show how the height and massing of the dwelling will relate to the adjoining property. - 7.6 The building height will be reduced through a degree of cut and fill into the rising ground, which will further reduce the impact of the new building upon the outlook and light afforded to Lilac Cottage's amenity space. In this regard, the development is not considered to have an unacceptable impact upon outlook or light to the neighbouring property. - 7.7 Regarding privacy, there are two windows to the rear (north) elevation that face Lilac Cottage. The rear first floor window to the centre of the building serves a stairwell and does
7.21 Overall, the use of the proposed access is not considered to pose a significant risk to road users or occupants of the dwelling with vehicle speeds along Minorca Hill being below the local speed limit as a result of the steep topography and narrow nature of the highway. In summary, the proposals are considered to be safe and comply with Transport Policies 4 and 7. OTHER MATTERS - 7.22 The application site is void of any features and trees/hedgerows that might be considered of significant ecological value. Neither the Ecosystem Policy Team or Arboricultural Officer object and the development impacts are considered to be acceptable in this regard.
7.22 The application will connect to mains drainage and the construction of soakaways will be controlled through the Building Regulation process, which gives MUA the comfort that they seek in their comments. The Agent has agreed to the imposition of a surface water drainage condition to ensure that suitable measures are implemented and this would satisfy the MUA comments.
8.0 CONCLUSION - 8.1 The proposed dwelling is located within the settlement boundary of Laxey and will make use of a previously developed site that will enhance the appearance of the area. The development is considered to be acceptable in principle and the development is considered to be well designed and reflective of local character and distinctiveness. - 8.2 Overall the development will not adversely impact upon visual or residential amenity, highway safety or other matters of acknowledged planning importance. The proposals therefore comply with Spatial Policies 3 and 5, General Policy 2, Housing policy 4, Transport Policies 4 and 7 and Environment Policies 22, 23 and 42. It is therefore recommended that planning permission is granted.
9.0 RIGHT TO APPEAL AND RIGHT TO GIVE EVIDENCE - 9.1 The Town and Country Planning (Development Procedure) Order 2019 sets out the process for determining planning applications (including appeals). It sets out a Right to Appeal
9.3 Article 8(2)(a) requires that in determining an application, the Department must decide who has a right to appeal, in accordance with the criteria set out in article A10. - 9.4 The Order automatically affords the Right to Give Evidence to the following (no determination is required):
9.5 The Department of Environment Food and Agriculture is responsible for the determination of planning applications. As a result, where officers within the Department make comments in a professional capacity they cannot be given the Right to Appeal.
I can confirm that this decision has been made by a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded interested person status and/or rights to appeal.
Decision Made : Permitted Date: 14.10.2025 Determining Officer
Signed : C BALMER Chris Balmer Principal Planner
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