11 June 2025 · Planning Committee
Laxey Wheel, Wheel Hill, Laxey, Isle Of Man, IM4 7nl
The site is within the Laxey Conservation Area at the entrance to the historic Laxey Wheel (Lady Isabella), a Scheduled Ancient Monument. The proposal involves demolishing the existing 1980s cylindrical kiosk with local stone, natural slate, and cedar cladding, removing unrelated gates and turnstiles, and building a ne…
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The officer determined the proposal preserves the character and appearance of the Laxey Conservation Area and does not adversely impact the setting of the Scheduled Ancient Monument Laxey Wheel, compl…
Strategic Policy 4
Requires protection or enhancement of the fabric and setting of Ancient Monuments and Conservation Areas. Officer assessed the proposal as not adversely impacting the setting of the Laxey Wheel due to subordinate siting, modern distinction from historic asset, and sedum roof softening views.
General Policy 2
Detailed development control considerations. Applied to materials, design, and impacts on character, with conditions ensuring sedum roof, materials samples, and lighting to protect appearance.
Environment Policy 35
Within Conservation Areas, development must preserve or enhance character/appearance. Proposal preserves by replacing non-contributory kiosk with set-back structure blending into trees/fence, not dominating streetscene.
Environment Policy 40
Development must not damage/disturb an Ancient Monument or its setting. Siting east of car park, low height, and materials ensure no adverse impact on Laxey Wheel views or sense of place.
Planning Policy Statement 1/01 - Policy CA/2 (Conservation Areas)
Impact on special character of Conservation Area a material consideration, including setting/views. Proposal's modern design sympathetically subordinate, preserving character without harm.
Conservation Area Policy 4 (PPS 1/01)
Opportunities for enhancement via re-use/replacement of detracting elements. Replaces eccentric 1980s kiosk with functional hub improving visitor experience while preserving area.
General Policy 3
Acceptable development in areas not zoned for development, supports works for heritage interpretation. Justified by enhancing Laxey Wheel visitor facilities and tourism.
Time limit
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.
Sedum roof scheme
Notwithstanding the details provided within this application, the proposed flat roof will be a sedum roof and retained as such thereafter. No development shall be commenced until a soft planting scheme sedum roof has been submitted to and approved in writing by the Department. Such a scheme shall include a planting specification, a programme of implementation and a maintenance schedule. All planting shall be carried out in accordance with the approved details and maintained for the lifespan of the building. Any plants indicated on the approved scheme which from the date of planting, die, are removed or become seriously damaged or diseased shall be replaced during the next planting season with other plants of a species and size in accordance with the maintenance schedule. Reason: In the interests of the character and appearance of the site and surrounding area.
Use restriction
The proposed kiosk can only be used in connection with The Laxey Wheel as a visitor, welcome, admissions & retail centre only and shall not be used for any other purpose within Use Class 1.1 without the express grant of planning approval from the Department. Reason: To enable the Department to consider the implications of any subsequent change of use on the amenities of the area.
Removal if use ceases
If the use of the proposed kiosk hereby approved ceases for period exceeding 12 months, the building and any supporting base shall be removed and the ground restored in accordance with details submitted to and approved in writing by the Department within 3 months of the date of the cessation. Reason: The building has been exceptionally approved solely to meet a need and its subsequent retention would result in an unwarranted intrusion in the countryside.
Demolition of existing kiosk
Within 3 months of the completion and first occupation of the new kiosk, the existing kiosk and all relevant additions on site shall be demolished and all materials removed from the site. Reason: To prevent the creation of an additional kiosk on the site which would be contrary to planning policy and in order to safeguard the countryside for its own sake.
External lighting
There shall be no external lighting at the site unless full lighting plan details have been first submitted to and approved in writing by the Department, such details shall include position of lights, level of illumination and cowl details. Any external lighting shall then only be installed in full accordance with the approved lighting plan. Reason: For the avoidance of doubt and to ensure no harm to the dark skies.
Materials approval
Notwithstanding the details provided on plan JTM2402-P-02 Rev A, prior to commencement of development details of the all materials and finishes (excluding the roof which is covered by condition 2), including samples of the windows, cladding and fascia materials to be used shall be submitted to and approved in writing by the Department. The development shall not be carried out unless in accordance with the approved details. Reason: In the interests of the character and appearance of the site and surrounding area.
No significant negative impact upon highway safety, network functionality and/or parking as there will be no loss of spaces within the visitor car park.
On balance, I do not object to the application as I consider the replacement building and gates/railings would cause no significant harm to the character and appearance of the conservation area.
DEFA Registered Buildings Officer has no objection to the proposals, finding no significant harm to the Laxey Conservation Area character. Public representations from local residents and Isle of Man Victorian Society raise objections regarding heritage impact, design, materials, and drainage/electrical details.
Key concern: harm to character and appearance of Laxey Conservation Area
DEFA Registered Buildings Officer
No ObjectionOn balance, I do not object to the application as I consider the replacement building and gates/railings would cause no significant harm to the character and appearance of the conservation area.; I would suggest that the applicants give consideration to using a sedum roof, which would present a softer appearance against the field and wider landscape beyond.
Conditions requested: applicants give consideration to using a sedum roof
2 Glen View
ObjectionThis is not in compliance either with the status of the wheel or the policy concept.; this scheme is abyssmal. It pays no respect to the Wheel itself, the village or the Conservation Area.
2 Glen View
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 condition to put a sedum roof on it is unenforceable.
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
