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Application No.: 25/91002/B Applicant: Thornbanks Limited Proposal: Installation of twelve solar PV panels to south and east roof faces Site Address: Sea Breeze Cottage Breeze Hill Laxey Isle Of Man IM4 7DL Planning Officer: Peiran Shen Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 01.12.2025 _________________________________________________________________
C : Conditions for approval N : Notes attached to conditions
C 1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
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.
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, as the character of the conservation area is being preserved. It is considered to comply with General Policy 2, Environment Policy 35 and Energy Policy 4 of the Strategic Plan.
This approval relates to the documents, cover letter, location plan and site plan, existing roof plan, proposed roof plan and solar panel details, which have been received on 3rd November 2025.
_________________________________________________________________ Right to Appeal None
1.0 THE SITE - 1.1 The site is Sea Breeze Cottage, Breeze Hill, Laxey, a detached house located on the east of Breeze Hill.
2.0 THE PROPOSAL - 2.1 The proposal is the installation of twelve solar panels on the south and east-facing roof of the house. Each panel is approx. 1.8m long and 1.1m wide.
3.0 PLANNING HISTORY - 3.1 Alterations and erection of an extension to existing dwelling with additional tourist use was APPROVED under PA 21/01221/B. This application includes an alteration to the existing roof. - 3.2 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 under PA 22/01402/MCH.
4.0 PLANNING POLICY Site Specific - 4.1 The site is within an area designated as Predominantly Residential in the Area Plan for the East. - 4.2 The site is within the Laxey Conservation Area. Strategic Policy - 4.3 The Isle of Man Strategic Plan 2016 contains the following policies that are considered materially relevant to the assessment of this current planning application:
4.3 Planning Policy Statement 1/01 - Conservation of the Historic Environment of the Isle of Man is the only adopted PPS at the moment. It provides supplementary policy on developments within any conservation area. - 5.0 OTHER MATERIAL CONSIDERATIONS Strategy and Guidance Legislation
5.1 Section 18(4) of the Town and Country Planning Act (1999) states, "(4) Where any area is for the time being a conservation area, special attention shall be paid to the desirability of preserving or enhancing its character or appearance in the exercise, with respect to any buildings or other land in the area, of any powers under this Act". This sets out the approach to be taken in determining planning applications, which includes giving great weight to the asset's conservation when considering the impact of a proposed development on the asset. Given that the site is within a Conservation Area, the above requirements apply, and appropriate consideration will be given in section 7. - 5.2 The Residential Design Guide (July 2021) contains the following guidance that is considered materially relevant to the assessment of this current planning application:
6.1 Lezayre Parish Commissioners have not commented at the time of this report (01.12.2025). - 6.2 DoI Highway Services has not commented at the time of this report (01.21.2025).
7.1 Before assessing elements of the proposal, as it is within a Conservation Area, a test should be applied to this proposal as mentioned in 5.1. This is whether the proposal would preserve or enhance the character of the Conservation Area. - 7.2 The house is above the valley and at the edge of the built-up area. It is partially visible but mainly obscured by vegetation. The new solar panels are not visible to the public, which means the existing character of the conservation area is still preserved. Therefore, the proposal is considered to pass the test. Elements of Assessment - 7.3 The key considerations of this application are its impact on the design of the building itself, the character and streetscene of the area and neighbouring amenities. Design of the Building Itself - 7.4 The existing house has a mix of traditional and modern appearances. Adding the solar panel would not harm the existing design. Character and Appearance - 7.5 Given 7.2, it is considered to prevent the character and appearance of the conservation area. Neighbouring Amenities - 7.6 The solar panels are not considered to create glare for neighbouring properties due to their materials.
8.1 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, as the character of the conservation area is being preserved. Therefore, it is considered to comply with General Policy
2, Environment Policy 35 and Energy Policy 4 of the Strategic Plan, and it is recommended for an approval.
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 (i.e. to submit an appeal against a planning decision) and a Right to Give Evidence at Appeals (i.e. to participate in an appeal if one is submitted).
9.2 Article A10 sets out that the right to appeal is available to:
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):
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: 04.12.2025 Determining Officer
Signed : C BALMER Chris Balmer Principal Planner
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