22 December 2025 · Planning Committee
2, Victoria Terrace, Glen Road, Laxey, Isle Of Man, IM4 7aw
The proposal sought retrospective approval for a stone-clad raised patio platform built on the Laxey River edge behind a traditional two-storey terraced house in a conservation area, replacing an older, smaller timber deck.
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The Planning Committee disagreed with the officer's recommendation to permit, finding the patio's height (2.1m above river bed), proximity to neighbours (3.5m to No.3 kitchen window), and design cause…
General Policy 2
Requires development to respect site/surroundings in siting/layout/scale/design, not adversely affect amenity of residents/locality (g), provide satisfactory amenity standards (h). Officer found compliant with screens/fence mitigating overlooking/overbearing; Committee disagreed, finding adverse amenity impacts from height/proximity/design failing (g)/(h).
Strategic Policy 4
Protect/enhance conservation areas/character. Officer/DEFA officer found stone/metal acceptable, modest, not prominent in public views, preserving CA character.
Environment Policy 13 - Development and flood risk
No unacceptable flood risk. FMD hydraulic modelling showed negligible impact (substantial freeboard >1.4m, betterment vs old deck); Department satisfied despite river narrowing.
Environment Policy 34
Prefer traditional materials in pre-1920 buildings. Stone cladding matching flood wall acceptable.
Environment Policy 35
Preserve/enhance CA character. Proposal preserves CA per officer/DEFA; not prominent publicly.
no highway interest / No Objection
exposed stonework/painted metal railings acceptable in conservation area; modest screening acceptable; either metal or timber screen fine
Neighbour from 3 Victoria Terrace objects strongly to the retrospective patio due to loss of privacy, visual amenity, flood risk increase, and non-compliance with planning procedures in a conservation area and high-risk flood zone; Garff Commissioners object citing visual impact in heritage area despite flood data.
Key concern: loss of privacy and overbearing impact on neighbouring properties
Garff Commissioners
ObjectionA majority of Members expressed dissatisfaction with the visual impact of the structure, particularly as it is in a heritage area.; A vote was taken with a majority indicating that they were against approval of the application.
3 Victoria Terrace (Owner)
ObjectionBalconies should not result in views into the rear windows of neighbouring properties at a distance of less than 20 metres.; Flood Risk Management would not support building that exceeds the boundaries of the river bank.; the new structure is significantly more obtrusive than that of the original.; I will not be raising any objection to the impending retrospective planning application, subject to the final works being carried out in line with the latest plan... (later withdrawn due to changes); it was found that it was not in accordance with the planning approvals for that project.; the Flood Management Team did not follow its own guidance in respect of planning
1 Victoria Terrace (Owner)
Objectionit totally overlooks the garden and rear of my property and as such has resulted in a complete loss of my privacy.; My privacy is compromised from almost every aspect at the rear of my home.
