17 June 2020 · Delegated - Principal Planner Sarah Corlett
Primrose Cottage, Minorca Vale, Laxey, Isle Of Man, IM4 7dz
Primrose Cottage is a two-storey dwelling in a prominent position on Minorca Hill at the entrance to Minorca Vale, visible from the Manx Electric Railway. The proposal involved adding a 8m x 6m first floor extension over a previously approved double garage, reaching 6.3m high, with brown uPVC timber-look cladding, imit…
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The officer found the proposal acceptable in principle as ancillary residential development within a residential zone but unacceptable due to its impact on visual amenities.
General Policy 2
Requires development to respect site and surroundings in siting, layout, scale, form, design and landscaping, and not adversely affect townscape character. Officer assessed the proposal's modern uPVC cladding, scale matching main house height, and prominent positioning as failing (b) and (c), making it unsympathetic to traditional streetscene.
Environment Policy 42
Requires new development in settlements to reflect local character and identity, prohibiting inappropriate designs harming visual amenity. Officer found the mix of stone base and modern upper cladding, plus dominating form, inappropriate for traditional Minorca Hill/Vale context.
Laxey and Lonan Area Plan Order 2005 Policy L/TRT/PR/5
Prohibits development adversely affecting views from Manx Electric Railway. Site prominence noted but no adverse impact found from proposal.
Residential Policy 1 of Laxey and Lonan Area Plan Order 2005
Permits residential development in designated residential areas. Site in Predominantly Residential zone, so principle acceptable.
Transport Policy 3
Protects rail routes' attraction. No adverse impact identified.
Transport Policy 4
Requires highways to accommodate development traffic safely. No issues raised.
Transport Policy 7
Requires parking per standards. No concerns noted.
No Highways Interest in this application
Department of Infrastructure (DOI) Highways Division does not oppose the application for erection of first floor extension over garage at Primrose Cottage.
Department of Infrastructure (DOI) Highways Division
No ObjectionDo not oppose; DNO on 24.04.2020; DNO
The original application for erection of a first floor extension over an approved garage to form ancillary living accommodation was refused by officer delegation on 16 June 2020, citing unsympathetic siting, scale, form and design contrary to GP2(b)&(c), EP42 and Residential Design Guidance 2019. The appellant argued no adverse visual impact, proposed material changes, no neighbour/highway objections, and acceptance of ancillary conditions. The council defended the refusal emphasising the prominent site, modern materials, bulk comparable to main house, and potential overlooking. Inspector Brian J Sims conducted a site visit on 5 October 2020, found the extension would create an incongruous, dominating feature forward of the host dwelling harming the traditional streetscene, contrary to GP2 and EP42, with minor additional concerns on MER views and privacy; personal circumstances carried little weight. The appeal was dismissed on 4 November 2020, with the Minister upholding the refusal on 21 January 2021.
Precedent Value
Appeals cannot introduce scheme amendments; resubmit revised application first. In prominent sites, extensions forward of main dwelling must demonstrably respect traditional scale/form even with screening, or risk policy conflict under GP2/EP42. Ancillary use conditions effective but do not overcome design harms.
Inspector: Brian J Sims
