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25/90093/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 25/90093/B Applicant : Mr Steve Blackford Proposal : Demolition of existing ticket office, removal and storage of entrance gates and turnstiles, erection of new visitor's hub and maintenance vehicle access gate (in association with 25/00103/CON) Site Address : Laxey Wheel Visitor Entrance Mines Road Laxey Isle Of Man IM4 7NL
Planning Officer: Vanessa Porter Photo Taken :
Site Visit :
Expected Decision Level : Planning Committee
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 29.04.2025 __
Conditions and Notes for Approval C : Conditions for approval N : Notes attached to conditions
C . 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. 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.
C 1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
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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.
C 2. 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.
C 3. Notwithstanding the details provided within this application, the proposed flat roof will be a sedum roof and retained as such thereafter.
Reason: In the interests of the character and appearance of the site and surrounding area.
C 4. 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.
C 5. 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.
C 6. 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.
C 7. 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
C 8. 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.
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Reason: In the interests of the character and appearance of the site and surrounding area.
This application has been recommended for approval for the following reason. The proposal is deemed to comply with Section 18(4) of the Town and Country Planning Act 1999, Strategic Policy 4, General Policy 2, Environment Policy 35 and Environment Policy 40 of the Isle of Man Strategic Plan and Policy's CA/2 & CA/4 of Planning Policy 1/01, as such the proposal is recommended for approval.
Plans/Drawings/Information;
This decision relates to the following plans and drawings, date stamped received on 27th January 2025; o Drawing No. JTM2402-P-01 o Planning Statement
This decision also relates to Drawing No. JTM2402-P-02 Rev A dated received 18th February 2025, and an email confirm the sedum roof dated received 9th April 2025.
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Right to Appeal
It is recommended that the following organisations should NOT be given the Right to Appeal:
Garff Commissioners - Objection (they have not stated how the proposal would have a detrimental impact on the quality of life of the authority's residents.)
Highway Services - No objection
The owner/occupier of 2 Glen View, South Cape - Objection (more than 20m away from the application site)
The owner/occupier for Plantation House, Cronk Road - Objection (more than 20m away from the application site)
The Isle of Man Victorian Society - Objection (more than 20m away from the application site) __
Officer’s Report
THE APPLICATION IS BEFORE THE PLANNING COMMITTEE AS THE APPLICATION IS RECOMMENDED FOR APPROVAL AND THE LOCAL AUTHORITY OBJECT
THE SITE 1.1 The application is situated within the curtilage of The Laxey Wheel (Lady Isabella) that is a large historic water wheel, originally built in 1854, which is situated to the Eastern side of Mines Road, Laxey. The specific part of the site in question is within the front area of the Laxey Wheel just after the existing car park, which is accessed off Mines Road.
1.2 The site itself currently has an existing kiosk to the middle of the area in question with mature trees and hedges situated within the surrounding curtilage.
THE PROPOSAL 2.1 The current application proposes the removal of the existing cylindrical kiosk, pedestrian access gate and vehicle access gate, all of which are situated to the upper end of
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the existing car park and the erection of a new visitor, welcome, admissions and retail centre with new black railings to separate the car park to the visitor area.
2.2 The existing kiosk has a local stone finish and a natural slate finish and clad in cedar timber boarding.
2.3 The proposed visitor, welcome, admissions and retail centre (VWA&RC) is to be situated to the Eastern side of the site and is to be rectangular in shape measuring approximately 10m by 4.22m with a flat roof height which ranges from 2.413m to 3.027m high. The VWA&RC is to have a staff room situated to the Northern side, which has two windows, with the rest being used as the VWA&RC, there are double doors situated to the Southern side of the structure, and double doors situated to the Western side with a large window. The proposed black railing situated to the West of the proposal adjacent to the front elevation of the structure, are to measure approximately 1m high, with a cedar handrail. The proposed railings will have two access points situated within them; a vehicle access and a pedestrian access.
2.4 The proposed materials are to be anthracite aluminium windows, anthracite fascias and gutters, a single-ply membrane flat roof black in colour and cedar horizontal cladding to the exterior.
PLANNING HISTORY 3.1 The following applications are on the application site as a whole; PA85/01275/B - Erection of entrance kiosk - Permitted PA87/00991/B - Installation of two temporary toilets (Portaloos) - Permitted PA09/00857/B - Proposed seating/picnic area and location of mobile catering unit - Withdrawn PA09/01837/B - Construction of a stepped access ramp and use of part of field as a seating/picnic area - Permitted PA16/00491/B - Erection of a building to provide toilet facilities and removal of one tree - Permitted PA19/00086/B - Installation of toilet facilities to replace existing - Permitted PA23/01321/B - Erection of building to provide a visitor entrance hub, staff accommodation and administration space to replace existing visitor entrance kiosk - Withdrawn PA23/01322/CON - Registered Building Consent for demolition aspects to PA 23/01321/B - Erection of building to provide a visitor entrance hub, staff accommodation and administration space to replace existing visitor entrance kiosk - Withdrawn.
3.2 There is one concurrent application, which is connected to this application, PA25/00103/CON - Registered building consent for the demolition elements proposed within application 25/90093/B - that is currently pending.
PLANNING POLICY AND LEGISLATION
LEGISLATION
4.1 TOWN AND COUNTRY PLANNING ACT (1999) 4.1.1 The site is situated within the Laxey Conservation Area, Section 18(4) of the Town and Country Planning Act (1999) is relevant which 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". The site is not a Registered Building.
4.2 MANX MUSEUM AND NATIONAL TRUST ACT (1959) 4.2.1 The applicant is MNH who are responsible for the designation of Scheduled Ancient Monuments and the maintenance of the register of such designations. They have also stated (as the applicant) in their planning statement (Appendix B - Heritage Statement) that, "The Laxey Wheel & Rod Duct is a Statutory Ancient Monument". Therefore, notwithstanding the
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inconsistencies within the APE (see 4.5., the application has been assessed on the basis that it is within the setting of a Scheduled Ancient Monument.
PLANNING POLICY
4.3 SITE DESIGNATION 4.3.1 The site lies within an area zoned as "Not for Development" on the Area Plan for the East, Map 7 - Laxey. The site is not a Flood Risk Zone based on the latest DOI maps.
4.4 STRATEGIC PLAN 4.4.1 Given the site's legal and policy designations it is considered that the most relevant policies from the Isle of Man Strategic Plan 2016 are as set out below; Strategic Policy 1 - development should be located to make best use of previously developed land, redundant and underused buildings and utilising existing infrastructure; Strategic Policy 2 - focuses new development in existing settlements unless complies with GP3; Strategic Policy 3 - to respect the character of our towns and villages Strategic Policy 4 - Specifically part a) protect or enhance the fabric and setting of Ancient Monuments and Conservation Areas Strategic Policy 5 - development must be well designed; Strategic Policy 10 - development should promote integrated journeys, minimise car use and facilitate other modes of travel; Spatial Policy 1 - priority to Douglas for development Spatial Policy 2 - identifying Service Centres for development Spatial Policy 3 - identifying service villages Spatial Policy 4 - remain villages Spatial Policy 5 - building in defined settlements or GP3 Spatial Policy 5 - new development will be in defined settlements only or in the countryside only in accordance with GP3; General Policy 2 - detailed 'development control' considerations; General Policy 3 - acceptable development in areas not zoned for development; Environment Policy 1 - the countryside must be protected for its own sake; Environment Policy 35 - Within Conservation Areas development must preserve or enhance the character or appearance of the Area. Environment Policy 40 - Development will not damage, disturb or destruct from an Ancient Monument or the setting thereof. Environment Policy 42 - new development should be designed to take into account the character and identity of the area; Community Policy 7 - designed to prevent criminal and antisocial behaviour; Community Policies 10 & 11 - implement best practice so as to reduce the outbreak and spread of fire; Transport Policy 1 - best located close to existing transport links Infrastructure Policy 5 - methods for water conservation
4.5 AREA PLAN FOR THE EAST 4.5.1 The Area Plan for the East has the following relevant proposals and paragraphs, Landscape proposal 5 (Laxey), Urban Environment Proposal 3, Paragraph 6.12.1 and Urban Environment Policy 6.
4.5.2 Landscape Proposal 5 (Laxey) - There is a presumption against development that would have an adverse impact on the setting of the landmark Lady Isabella water wheel. Proposals for planning approval which would result in some development being visible from the Lady Isabella water wheel must demonstrate that the design is informed by the setting and has taken into account the effect, if any, on such views and responded to them. Slope and landform must be taken into consideration in any design response - this must demonstrate how a proposal is to become appropriate in the landscape setting, not dominate it.
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4.5.3 Urban Environment Proposal 3 - Development proposals must make a positive contribution to local character and distinctiveness. Traditional or contemporary approaches may be appropriate depending upon the nature of the proposal and the context of the surrounding area.
The Great Laxey Wheel: The largest surviving working wheel of its kind in the world. Built in 1854 to pump water from the Glen Mooar section of the Great Laxey Mines complex.
Note: The Constraints map does not show the Laxey Wheel as a Scheduled Ancient Monument, however given the written statement and as set out in 4.2.1 this appears to be an omission.
4.5.5 Urban Environment Proposal 6 - Applications on sites or close to sites that contain an Ancient Monument must be designed taking into account the character of the Monument and its environs to ensure it is satisfactorily protected.
4.6 PLANNING POLICY STATEMENTS 4.6.1 Planning Policy 1/01 - Policy and Guidance Notes for the Conservation of the Historic Environment of the Isle of Man has two policies which are applicable to this application, Policy CA/2 Special Planning Considerations and Policy CA/4 Proposals for preservation and enhancement.
POLICY CA/2 SPECIAL PLANNING CONSIDERATIONS When considering proposals for the possible development of any land or buildings which fall within the conservation area, the impact of such proposals upon the special character of the area, will be a material consideration when assessing the application. Where a development is proposed for land which, although not within the boundaries of the conservation area, would affect its context or setting, or views into or out of the area; such issues should be given special consideration where the character or appearance of the conservation area may be affected.
POLICY CA/4 PROPOSALS FOR PRESERVATION AND ENHANCEMENT It is important that designation is not seen as an end in itself, but that there be an opportunity for the designation to be considered in a wider context, such as that of an area plan. It is this overview which will basically determine the long term validity and prosperity of the Conservation Area. For example, proposals and policies contained within an area plan may take the opportunity to improve matters such as traffic congestion in and around a conservation area by traffic management and improvement, the provision of off-street parking and the introduction of some pedestrian or bicycle priority ways. The plan will also prescribe the use of land and buildings within the conservation area and beyond and may indicate opportunities for enhancement by restoration and re-use, or if appropriate, for replacement of elements within the conservation area which detract from the special character of the area.
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4.6 OTHER STRATEGIES AND POLICIES 4.6.1 The Economic Strategy (2022) seeks to achieve, "A tourism offering which is more diverse, supports our Island all year round, and is a valued and growing part of our Island's proposition for both visitors and residents".
REPRESENTATIONS 5.1 The following representations can be found in full online;
5.2 LOCAL AUTHORITY 5.2.1 Garff Commissioners have considered the application (6.03.25) and state, "The Board has conducted several meetings with MNH in regard to these proposals and have met on site on two occasions. Several Members felt that the style and location of the proposed visitor hub was inappropriate, out of keeping, and not appropriate for a site of such high heritage value. Other Members acknowledged the need for MNH staff to have adequate facilities and for the provision of a more appropriately sized retail outlet. In discussions with MNH the Commissioners had proposed alternative options for the design and location of a visitor hub. It was noted that MNH did not receive sufficient funding to undertake a larger project. One Member stated that "the Board shouldn't accept the design because the organisation doesn't have the money for anything else". The outcome of the decision was that the board voted not to support the current proposals.
5.3 STATUTORY BODIES 5.3.1 Highway Services have considered the application (03.02.25) and state, "After reviewing this Application, Highway Services HDC finds it to have 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."
5.3.2 Registered Buildings Officer has written in with comments regarding the proposal, of which they state in summary, "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." (11.04.25)
5.4 OTHER REPRESENTATIONS 5.4.1 The owner/occupier of 2 Glen View, South Cape has written in to object to the proposal on the basis of the character and appearance of the proposal, removal of the turnstile and the proposed siting of the structure. (03.03.25)
5.4.2 The owner/occupier for Plantation House, Cronk Road, Port St Mary has written in to object to the proposal on the basis of the character and appearance of the proposal within its setting. (17.03.25)
5.4.3 The Isle of Man Victorian Society wrote into the office 3.02.25, with several questions they wanted answers to prior to submitting a consultation, the applicant replied to the questions raised on the 13.02.25 of which a further consultation was received on the 09.05.25 which states that the reply answered a lot of the queries, there was still one query regarding the photo visualisation and they queried the appearance of the proposal.
Note: MNH entered a comment via online services on 28.04.25 which is understood was made as the applicant not as a consultee.
ASSESSMENT 6.1 The Laxey Wheel is not a Registered Building but is within a Conservation Area and so Section 18(4) of the Town and Country Act (1999) is the most relevant policy test, followed by Strategic Policy 4, General Policy 2, Environment Policy 35 and Environment Policy 40 of the Isle of Man Strategic Plan and Policy's CA/2 & CA/4 of Planning Policy 1/01.
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6.2. As such with the above in mind, the main issues to consider in the assessment of this planning application are:
6.3 SECTION 18(4) TEST - CHARACTER 6.3.1 Generally the central purpose of Conservation Area designation is to secure visual/townscape qualities, in terms of the physical appearance created by buildings and spaces, of which it may also be considered that a particular use or mix of uses would make up an important contribution to the defining character of an area.
6.3.2 The Laxey Conservation Area does not benefit from a Character Appraisal. In lieu of a character appraisal for the Laxey Conservation Area and to assess whether the proposal would impact the site as per Section 18(4) of the Town and Country Planning Act, when assessing the character of an area, visual attributes are supplemented or modified by a range of factors which are general derived from movement, activity and the senses, including traffic, the changing views of a site and how this moves through the streetscene when noting daily and seasonal variations. Each of these items has an influence on how someone will experience and value certain places, whilst they are subject to change over time, it is necessary to identify the key stages in an areas development when defining its character.
6.3.3 When noting the above and the proposal within this application and the existing kiosk it is necessary to note that the scale and density of the historic environment, in the case of this application the views from the car parking area, past the existing kiosk/the proposed new kiosk and onto The Laxey Wheel itself, and the degree to which we move and look freely within it or are restricted to prescribed routes and viewpoints, have a positive impact on the sense of place.
6.3.4 With this in mind the character of the area specifically in relation to this application is the viewpoint and the sense of place, which is determined by the ancient monument of The Laxey Wheel. The Laxey Wheel is the largest surviving working wheel of its kind in the world and as such needs to be protected, this is also mirrored in Landscape Proposal 5 (Laxey) of the Area Plan for the East which specifically states, "There is a presumption against development that would have an adverse impact on the setting of the landmark Lady Isabella water wheel."
6.3.5 When looking at the existing kiosk it is noted that the Laxey Conservation Area was put into action in 1990 at which point the existing kiosk and the attached items such as the metal turnstile and existing wooden gate were in place. In the absence of a detailed appraisal to accompany the designation, it is difficult to know how these were considered. However, the existing kiosk is in place and makes up part of the existing area.
6.3.6 When you move towards the proposal within this application, there is no doubt that the proposal has a significant larger massing than the existing kiosk, and is of a more modern appearing structure, in terms of its stepped flat roofs and large areas of glazing. Whilst this is the case the proposal is situated to the Eastern side of the existing car parking area and stepped back further into the site than the existing arrangement. With the addition of the proposed materials, the proposal is deemed acceptable from a character point of view by preserving the Conservation Area and not adversely impacting on the overall setting of The Laxey Wheel.
6.4 SECTION 18(4) TEST - APPEARANCE 6.4.1 The existing kiosk was approved under PA85/01275/B, of which the planning statement within this application states in part the following, "The current kiosk, gate and turnstile date
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from the 1980's. The extant kiosk design is eccentric in its plan-form and embellished roof design, having no architectural or historical references to the site. The gates - entirely out of context to the setting of the Wheel - and the turnstile, were all relocated from elsewhere, and have no historical association with the site." This is then followed by in part, "The proposed design is deliberately conceived to be seen as a contemporary structure that is not attempting either to replicate or pastiche a traditional Manx cottage or barn that never stood in this location. The clean, contemporary appearance, low height and massing are all intended to have a positive impact on the setting of The Laxey wheel within the Laxey Conservation Area constant with modern design philosophy for new buildings in historic settings and with the Area Plan for the East p.6.8.3 and Urban Environment Proposal 3."
6.4.2 There is no doubt that the proposal within this application is modern in its appearance, whilst this is the case, historically as can be seen by the photos provided by the Registered Buildings Officer's consultation, when the site was industrial in its use there were several timber sheds used as part of the overall site.
6.4.3 A modern development, whether it's added onto or within the grounds of a traditional one, can provide a good distinction between the new and old, whilst also being sympathetic to the original structure, which leaves no ambiguity on what's original or not.
6.4.4 The proposal within this application as states is situated to the Eastern side of the car park and will be read in a different context to The Laxey Wheel, the proposal is obviously subordinate but due to its location does not dominate from any of the angles within the car park.
6.4.5 The reasoning provided for the proposal's overall size is accepted, with the proposal meaning that the site will still be able to be maintained and continue to function, with the proposal being more in keeping with modern standards of both Manx National Heritage staff and also customers. It's noted that works were recently done on the site and as such having a more user friendly experience as the first port of call should help keep The Laxey Wheel in functioning for many years and keeping the history alive.
6.4.6 Ultimately for the above reasoning the proposal is deemed not to impact the appearance of the Conservation Area, of which this is mirrored in the Registered Building Officers report, "Although a bespoke design would be hugely favourable on this extremely significant and prominent heritage site, on balance I judge that the proposed siting and materials of the visitor hub building are such that the increased massing of the building would result in no significant harm to the character and appearance of the conservation area. In addition to this, although the existing gates are of interest, I judge that their replacement with painted metal gates and railings would be more consistent with the industrial nature of the site, and I therefore judge that the character and appearance of the conservation area would be preserved."
6.5 PRINCIPLE OF DEVELOPMENT 6.5.1 Strategic Plan General Policy 3 provides support for works required for the interpretation of heritage.
6.5.2 The proposal will enhance the visitor experience, being, "more wheelchair/pushchair friendly with level access and a more open and direct access point to enter the site from the carpark", it will provide a covered area for visitors to learn about the site, purchase tickets etc. and also maximise the economic benefit of the site by providing retail space, with the statement noting, "The Laxey Wheel is MNH's third most-visited site but has the second lowest income from retail. The Laxey Wheel and rod-duct alone has arguably the largest maintenance liability of all MNH sites".
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6.5.3 The Economic Strategy seeks to encourage tourism year-round, and so it is considered that the elements set out above of the proposals support that aspiration.
6.5.4 It is considered that the principle of the development is acceptable.
6.6 CHARACTER AND APPEARANCE 6.6.1 The starting point when assessing the character and appearance of the proposal upon the site as a whole and the Conservation Area, is the existing situation. The existing kiosk was constructed in the 1980's prior to the Conservation Area designation and noting the analysis in 6.4 is not considered to make a positive contribution to the area.
6.6.2 Turning towards the character and appearance of the proposal in relation to Environment Policy 35 which deems that development within a Conservation Area either enhances or preserves the Conservation Area
6.6.3 When assessing the application on the above and whether the proposal would preserve or enhance the overall Conservation Area, there is no doubt that the proposed structure is completely different to the existing kiosk, not only in size but also in appearance, with the proposal being more modern, by being flat roofed with a timber outer. Whilst this is the case, the proposal has been moved to the East of the site and further back than the existing kiosk, both of which help the development have less of an impact on the site as a whole.
6.6.4 Due to the environment that the proposed structure is being situated within, adjacent to a wooden fence, with the mature trees in the background, the proposal will blend into these features and ultimately would not have an impact on the overall streetscene nor the Conservation Area as a whole.
6.6.5 It is noted that the Registered Buildings Officer raised comments regarding the original black flat roof, in that when the proposed structure when viewed from the top of Laxey Wheel, could be seen as out of context with its surroundings. To address this, and soften the appearance of the proposal a sedum roof was discussed with the applicant (09.04.25) who were accepting of a condition to state this, which should be attached as part of the application.
6.7 OTHER MATTERS 6.7.1 No proposals are included to change parking provision and no objection has been received from DOI Highways. No proposals are included to change toilet provision and no concerns in relation to drainage have been identified. No other matters have been identified that would justify a refusal.
CONCLUSION 7.1 Ultimately it's noted that the existing kiosk is not fit for purpose and is a modern addition to the site. The proposal would replace the existing building and is more easily legible as a modern building, is situated away from the main vantage points of The Laxey Wheel and the proposed railings and gates are akin to the original industrial character of the area and as such overall the proposal is deemed to preserve the Conservation Area as a whole and not to impact the ancient monument of The Laxey Wheel.
7.2 The proposal is deemed to comply with Section 18(4) of the Town and Country Planning Act 1999, Strategic Policy 4, General Policy 2, Environment Policy 35 and Environment Policy 40 of the Isle of Man Strategic Plan and Policy's CA/2 & CA/4 of Planning Policy 1/01, as such the proposal is recommended for approval.
RIGHT TO APPEAL AND RIGHT TO GIVE EVIDENCE 8.1 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
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(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).
8.2 Article A10 sets out that the right to appeal is available to: o applicant (in all cases); o a Local Authority; Government Department; Manx Utilities; and Manx National Heritage that submit a relevant objection; and o any other person who has made an objection that meets specified criteria.
8.3 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.
8.4 The Order automatically affords the Right to Give Evidence to the following (no determination is required): o any appellant or potential appellant (which includes the applicant); o the Department of Environment, Food and Agriculture, the Department of Infrastructure and the local authority for the area; o any other person who has submitted written representations (this can include other Government Departments and Local Authorities); and o in the case of a petition, a single representative.
8.5 The Department of Environment Food and Agriculture is responsible for the determination of planning applications. As a result, where officers within the Department make comments in a professional capacity they cannot be given the Right to Appeal.
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I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to that body by the appropriate DEFA Delegation and that in making this decision the Committee has agreed the recommendation in relation to who should be afforded interested person status and/or rights to appeal.
Decision Made: Permitted Date: 11.06.2025
Signed : Vanessa Porter Presenting Officer
Customer note
This copy of the officer report reflects the content of the office copy and has been produced in this form for the benefit of our online service/ customers and archive record.
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PLANNING COMMITTEE DECISION
Application No. : 25/90093/B Applicant : Mr Steve Blackford Proposal : Demolition of existing ticket office, removal and storage of entrance gates and turnstiles, erection of new visitor's hub and maintenance vehicle access gate (in association with 25/00103/CON) Site Address : Laxey Wheel Visitor Entrance Mines Road Laxey Isle Of Man IM4 7NL
Presenting Officer : Vanessa Porter (correct manually if not the case officer)
Addendum to the Officer’s Report
The Planning Committee considered the application at its meeting on 9th June 2025, and agreed with the recommendation to approve the application subject to almagamating condition 2 and 3 to the below;
REVISED C 2. 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.
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