1 October 2025 · Planning Committee
Lakeside, Patrick Road, St. Johns, Isle Of Man, IM4 3bp
The proposal involves the additional use of part of a single-storey workshop adjacent to the dwelling at Lakeside, a former fish farm site in open countryside, as an occupational therapy facility run by the applicant, Miss Lisa Samaras, for Victory Occupational Therapy.
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The officer acknowledged conflict with General Policy 3 as the site is in countryside not zoned for development and the outbuilding lacks historic/social/architectural merit for conversion, but found …
General Policy 2
Requires development to protect amenity (g) and highway safety/parking (i). Officer assessed proposal compliant as negligible noise/privacy impact due to 190m separation, screening, low-key use; ample parking, good visibility, low trips safe per Highways.
General Policy 3
Presumes against development in unzoned countryside unless exceptions met. Proposal conflicts as outbuilding not of architectural/historic/social value for conversion and not other listed exception; tension resolved by public benefit under other policies.
Community Policy 6
Supports new/extended community health facilities subject to criteria. OT facility fits as health service providing community benefit (therapy for learning difficulties, rehab), enhancing existing home-based service despite rural location.
Transport Policy 4
Requires highways to accommodate generated traffic safely. Existing access safe with good sight lines; large parking/turning; low trips (max 20/day peak); former fishery precedent; Highways no objection.
Transport Policy 7
Requires parking per standards. Site has >10 vehicle spaces plus passing places on driveway; sufficient for proposal.
Environment Policy 1
Protects countryside unless overriding need. Proposal reuses existing building with no landscape/ecology harm but introduces non-agricultural use; public health benefit tips balance.
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.
Approved plans and materials
The development shall be completed in accordance with the materials as indicated on the approved drawings and within the approved Planning Statement dated January 2025.
Operating hours
The use as an Occupation Health Therapy facility hereby approved shall not be undertaken outside the following times: 08:30 - 17:00 and Monday to Friday and 08:30 - 13:00 Saturday. The use shall not be undertaken at any time on Sundays and/or Public Holidays. Reason: In order to maintain the amenities of the area.
Summer school limits
The Occupation Health summer school use hereby approved, shall be limited to a maximum of 5 weeks per calendar year, with no more than 10 clients attending the site at any one time. Reason: To avoid an overly intensive use of the site that may require further consideration by the Department, in the interest of amenity and highway safety in the area.
No other temporary uses
Notwithstanding the provisions of Schedule 1, Class B of the Town and Country Planning (Permitted Development) (Temporary Use or Development) Order 2015 or any Order revoking and/or re-enacting that Order with or without modification), there shall be no temporary uses on the land subject of the application, other than that expressly authorised by this approval, without the prior written approval of the Department. Reason: The site is located in the countryside and the use is justified on the individual needs of the applicant, which would need to be reassessed should an alternative use be proposed.
Personal to applicant/business
The use hereby permitted shall benefit the applicant, Lisa Samaras, only in conjunction with the business known as Victory Occupational Therapy, and by no other individual or business whatsoever. Reason: The site is located in open countryside and the development is justified on the personal needs of the applicant only.
Use limited to occupational therapy
Notwithstanding the Town and Country Planning (Use Classes) Order 2019, the use hereby permitted shall be limited to an Occupational Therapy facility only, for individual and group therapy sessions and for no other purpose unless otherwise approved in writing by the Department. Reason: The site is located in the countryside and the use is justified on the individual needs of the applicant, which would need to be reassessed should an alternative use be proposed.
Does not oppose - no significant negative impact upon highway safety, network functionality and/or parking as the site has suitable access and parking for the proposals.
No objection - There are no registered trees impacted and no other trees of note.
Direct neighbours from Inglenook strongly object to the change of use application due to anticipated noise, disruption, traffic, and loss of residential amenity in a quiet residential area.
Key concern: Noise and disruption from near-continuous daily activity of children and staff
Inglenook Direct Neighbours
ObjectionThe daily presence of children, staff, and parents will introduce a level of noise and activity that is inconsistent with the quiet character of the area.; This level of intensity is wholly inappropriate for a residential setting and would significantly diminish our quality of life.; We strongly object to this planning application
