16 December 2025 · Delegated
Sea Breeze Cottage, Breeze Hill, Laxey, Isle Of Man, IM4 7dl
The application (25/91002/B) seeks permission for the installation of twelve solar PV panels on the south and east roof faces of Sea Breeze Cottage, Laxey. The house is described as being above the valley and at the edge of the built-up area, with only partial visibility largely obscured by vegetation. The decision issues considered include the impact on the design of the building itself, the character and streetscene of the area, and neighbouring amenities, along with the Conservation Areas statutory test. The Department of Environment, Food and Agriculture determined to approve the application, with one condition attached to the approval. The portal decision outcome is recorded as permitted on 16 December 2025.
The Department of Environment, Food and Agriculture decided to approve the application for twelve solar PV panels on the south and east roof faces. The stated considerations included the impact on the building design, the character and streetscene, and neighbouring amenities, supported by a site observation that the property is partially visible and mainly obscured by vegetation. The formal decision wording records the determination to approve.
Strategic Policy 4(a)
The Isle of Man Strategic Plan 2016 contains the following policies that are considered materially relevant
General Policy 2 (b) (c) (g)
it is considered to comply with General Policy 2, Environment Policy 35 and Energy Policy 4 of the Strategic Plan
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
Environment Policy 35
It is judged that the application meets the tests of section 18 of the Town and Country Planning Act 1999 and Environment Policy 35 within the 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.
Energy Policy 4
it is considered to comply with General Policy 2, Environment Policy 35 and Energy Policy 4 of the Strategic Plan
Condition 1
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Alterations and erection of an extension to existing dwelling with additional tourist use was APPROVED
This application includes an alteration to the existing roof.
Minor Change application to PA 21/01221/B involving alterations to the existing window and door apertures to the original cottage element and change of material from painted hardwood as approved to grey aluminium was APPROVED
