11 June 2025 · Planning Committee
Laxey Wheel, Wheel Hill, Laxey, Isle Of Man, IM4 7nl
The proposal seeks registered building consent specifically for the demolition elements within the concurrent application PA25/90093/B, which involves removing the existing cylindrical kiosk (local stone, natural slate, cedar cladding), pedestrian access gate, vehicle access gate, and turnstiles at the front of the Lax…
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The proposed demolition of the existing kiosk, gates, and turnstiles is required under the Town and Country Planning Act 1999 for works in a Conservation Area to safeguard character and appearance.
General Policy 2
General Policy 2 is met as the concurrent application PA25/90093/B complies, and the demolition supports the overall scheme's acceptability in the Conservation Area.
Strategic Policy 4
Strategic Policy 4 seeks to protect or enhance Conservation Areas. The demolition preserves the special character, fabric, and setting of the Laxey Conservation Area and does not adversely affect the setting of the Lady Isabella water wheel.
Environment Policy 35
Environment Policy 35 requires protection of Conservation Area character against inappropriate development. The proposal complies as the demolition has an acceptable impact and is linked to a visually acceptable new structure.
Environmental Policy 39
Environment Policy 39 seeks to retain buildings making a positive contribution to Conservation Area character. The existing kiosk is not historic, and its removal preserves the area's special character.
CA/6 Demolition in Conservation Areas
PPS 1/01 Policy CA/6 relates to conservation of the historic environment. The fabric and setting of the Conservation Area is protected and preserved by the demolition.
Time limit
The works hereby granted registered building consent shall be begun before the expiration of four years from the date of this consent. Reason: To comply with paragraph 2(2)(a) of schedule 3 of the Town and Country Planning Act 1999 and to avoid the accumulation of unimplemented registered building consents.
Public representations from local residents and the Isle of Man Victorian Society object to the demolition proposals for the Laxey Wheel visitor hub, citing harm to the Conservation Area, loss of historic features like the stone kiosk, gates, and turnstile, and inappropriate design of the replacement structure.
Key concern: Harm to character and appearance of Conservation Area and setting of Laxey Wheel Ancient Monument
2 Glen View (resident)
ObjectionIf the proposed design was proceeded with it should either be at the bottom of the car park far further away from the wheel or in the field to the side; This is not in compliance either with the status of the wheel or the policy concept; The scheme is contrary to Strategic Plan Environment Policy 35 and Conservation Area policy because it does not preserve or enhance the character of the Conservation Area; A condition to put a sedum roof on it is unenforceable
2 Glen View (resident)
ObjectionThe Registered Building Officer has said “on balance, the proposal causes “no significant harm” to the character and appearance of the Conservation Area; ie it does cause harm unlike the existing; A proposal should not be accepted “because they don’t have the money for anything else”
Isle of Man Victorian Society
No CommentAll these questions and queries need to be answered before the application can be properly considered; The recycling of any building elements is regarded as good practice
The original application sought registered building consent for demolition elements within a larger proposal (25/90093/B) at Laxey Wheel Visitor Entrance and was permitted by DEFA. Garff District Commissioners, as a third party with appeal rights, lodged an appeal on 24 June 2025, contending that the existing round stone reception building enhances the historic setting of the Laxey Wheel, is sympathetic in form, scale, and materials, and its demolition would detrimentally affect the character, visual integrity, and heritage value of the landmark site and Conservation Area. The appeal was validated as AP25/0022 and referred to the Cabinet Office for processing via written representations. No inspector's analysis or final decision is provided in the documents.
