17 September 2025 · Delegated - Principal Planner (J Singleton)
Lezayre Tea Rooms, Glen Duff, Ramsey, Isle Of Man, IM7 2at
The application sought retrospective permission to change an existing single-storey extension, previously used as Lezayre Tea Rooms and takeaway, to residential use as part of Sycamore House, a traditional two-storey cottage in semi-rural countryside.
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The officer assessed the proposal under General Policy 2 as it respects site context, uses existing infrastructure, and avoids amenity harm, rather than Housing Policy 11 which applies to standalone r…
General Policy 2
Requires development to respect site context, avoid adverse amenity impacts, and utilise existing infrastructure. Officer found proposal satisfies this as the attached extension's domestic reuse fits the residential setting without harm to character, amenity, or infrastructure demands.
Strategic Policy 1
Promotes sustainability through efficient reuse of land and buildings. Reuse of redundant tea room fabric within established curtilage aligns with efficient use without new development.
Strategic Policy 2 - Priority for new development to identified towns and villages
Directs development to settlements and restricts countryside unless exceptional. No new dwelling, build, or intensification means no conflict with containment principles.
Spatial Policy 5
Permits countryside development only per GP3 exceptions. Proposal does not trigger exceptions as no new unit or build, so complies via integration with existing dwelling.
Housing Policy 11
Applies to standalone rural structures of merit needing works for conversion. Not applicable as building is attached extension, not standalone, already adapted without physical works.
General Policy 3
Sets exceptional countryside criteria like rural building conversions. Proposal does not rely on or meet these as it is not new development or standalone conversion.
Environment Policy 2
Protects landscape in designated areas. No external works preserve setting and visual quality; site screened with distant views only.
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.
Residential use only, no separate dwelling
The area subject to this change of use shall be used solely as part of the residential accommodation associated with Sycamore House and shall not be occupied, sold, or let as a separate dwelling without the prior written approval of the Department. Reason: To prevent the creation of a separate planning unit and to ensure the development remains compatible with the surrounding area.
Tree retention and protection
All existing trees within the red line boundary, as identified on the approved plans, shall be retained and protected from damage for the duration of the use hereby approved. No excavation, storage of materials, or other operations shall take place within the root protection areas of these trees. Reason: To ensure the protection of existing trees in accordance with the approved plans, in the interest of visual amenity and the landscape character of the area.
No permitted development for buildings or enclosures
Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2025 (or any Order revoking and/or re-enacting that Order with or without modification): no free-standing buildings or structures; and no gate, fence, wall or other means of enclosure shall be erected or altered within the extension to the curtilage of the dwelling hereby approved without the prior written approval of the Department. Reason: To retain control over future development in the interests of visual amenity and to prevent intensification of use in a countryside location.
no significant negative impact upon highway safety, network functionality and/or parking as the proposed use would have a similar or less parking and access demand to the existing site use
No objection unanimous
no registered trees are affected...unlikely to impact them...no objections...request that a standard tree retention condition be applied
