24 July 2025 · Delegated
Thanehurst, Fairy Cottage, Laxey, Isle Of Man, IM4 7br
Permission was granted for a single storey extension and the conversion of a detached garage into ancillary living accommodation at Thanehurst, Fairy Cottage, Laxey, Isle of Man. The site is the residential curtilage of a two-storey dwelling on the eastern side of Fairy Cottage Lane, a lane serving the rear of several properties to the north and the main entrance for properties to the south and west. The detached garage sits to the north of the main dwelling at road level, at a higher elevation than the dwelling's second floor. The officer assessed the proposal against issues of character and appearance, neighbouring amenity, and highway safety, and recommended approval. The Department of Environment, Food and Agriculture approved the application under delegated powers, subject to two conditions.
The application was approved by delegated decision on 24 July 2025. The key planning issues considered were the impact on the character and appearance of the area, effects on neighbouring amenity, and highway safety, all of which were found to be acceptable.
general standards towards acceptable development, character and appearance and neighbouring amenity
It is considered that there is no demonstrable harm arising from the proposal, as such the proposal is deemed to 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
set out parking standards
Transport Policy 7: The Department will require that in all new development, parking provision must be in accordance with the Department's current standards. The current standards are set out in Appendix 7. 11.5.4 New development can have a significant impact in terms of the traffic generated by it and the impact on the various modes of travel. The Department considers that proposals which are likely to be significant traffic generators should be accompanied by a Transport Assessment(1) which should look at all modes of transport including access by public transport, cycling and on foot.
make best use of resources
The Isle of Man Strategic Plan 2016 contains the following policies considered materially relevant to the assessment
Strategic Policy 1: Development should make the best use of resources by: (a) optimising the use of previously developed land, redundant buildings, unused and under -used land and buildings, and re - using scarce indigenous building materials; (b) ensuring efficient use of sites, taking into account the needs for access, landscaping, open space (1) and amenity standards; and (c) being located so as to utilise existing and planned infrastructure, facilities and services. 4.2.2 In pursuance of (c) abo ve, the Department will, when formulating its programme for the preparation of new Area Plans, have particular regard to: (a) the availability of mains drainage connected to IRIS or other mains systems; (b) securing the future viability of rural primary schools; (c) the public investment in the Island's highway, bus, railway and tramway networks; (d) the provision and availability of water; and (e) community facilities. 4.3 Environment 4.3.1
promote good design and use of local materials and character
The Isle of Man Strategic Plan 2016 contains the following policies considered materially relevant to the assessment
promotes development take into account the particular character and identity of the environment
The Isle of Man Strategic Plan 2016 contains the following policies considered materially relevant to the assessment
pment. 8.13.2 The extent of formal open space with in settlement boundaries in the South is identified on the Proposals Map (Map 3) and Inset Maps (Maps 4-7). The Isle of Man Strategic Plan (Environment Policy 42) seeks to protect these open spaces and indicates that: 8.13.3 "Inappropriate backland development, and the removal of open or green spaces which contribute to the visual amenity and sense of place of a partic ular area will not be permitted.''
Condition 1
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Condition 2
The proposed living accommodation within the detached garage hereby approved shall not be occupied at any time other than for purposes incidental to the enjoyment of the residential use of the dwelling, also known as "Thanehurst," and shall not be separated, sold off or occupied as a single independent dwelling unit.
