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Application No.: 25/90413/B Applicant: Mr Lee Jason Copeland Proposal: Alteration of bus shelter into outhouse and removal of bus shelter from community facility into residential curtilage Site Address: 1 Snaefell View Jurby Isle Of Man IM7 3BF Planning Officer: Vanessa Porter Expected Decision Level: Planning Committee Recommended Decision: Permitted Date of Recommendation: 12.01.2026 _________________________________________________________________
C : Conditions for approval N : Notes attached to conditions
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.
It is considered that the proposed development is located on land directly associated with the existing dwelling, and its siting does not give rise to any form of encroachment or land-use conflict. Subject to the implementation of the replacement condition requiring the provision of a new bus stop—secured to ensure continuity of public transport infrastructure—there is no evidence of any demonstrable harm in planning terms.
The replacement bus stop condition ensures that an appropriately designed, safely accessible, and suitably positioned facility is delivered prior to the alteration of the existing stop, thereby maintaining uninterrupted service provision for the local community. With this safeguard in place, the proposal is considered to comply with General Policy 2 and Community Policy 3 of the Isle of Man Strategic Plan 2016 and is therefore deemed acceptable.
This decision relates to the following plans and drawings, date stamped received on 22nd April 2025;
_________________________________________________________________ Right to Appeal
It is recommended that the following organisations should be given the Right to Appeal on the basis that they have submitted a relevant objection: Jurby Parish Commissioners - Objection Highway Services - Objection
It is recommended that the owners/occupiers of the following properties should NOT be given the Right to Appeal because they do not comply with part b) of the specified criteria (more than 20m away from the boundary of the land identified): No.3 St Patricks View, Jurby
No.25 The Bretney, Jurby Flat 3, Haywards, 39 Parliament Street, Ramsey
_________________________________________________________________ Officer’s Report
THE APPLICATION IS BEFORE THE PLANNING COMMITTEE DUE TO MORE THAN 4 OBJECTIONS AND THE LOCAL AUTHORITY HAVE OBJECTED TO THE PROPOSAL WHICH IS RECOMMENDED FOR APPROVAL.
1.1 The application site is within the ownership of No. 1 Snaefell View, Jurby and is specifically an existing bus shelter situated to the East of Jurby Road. - 1.2 The existing bus shelter is the only one available directly outside of The Threshold/ Snaefell View housing estate, with the next closest being to the West of the estate opposite the Motor Museum approximately 455.59m away. The bus shelter is accessible from the estate by footpath up to approximately 358.41m where the footpath ends and the bus stop is only accessible via walking on the main road. THE PROPOSAL
2.1 The current planning application seeks approval for the blocking up of the existing opening and window to the South elevation (front), reduction in window length to the Western elevation and removal of an existing window to the North elevation with a door. - 2.2 The proposal will also remove the existing bus shelter from the public domain and into the use as a private outbuilding and into the garden associated with the dwelling.
3.1 The following applications are situated upon the property in question; PA18/00068/B - Erection of detached garage (retrospective) - Permitted PA13/00190/B - Erection of a detached garage and driveway extension - Permitted PA13/00020/C - Change of use from existing community resource centre to residential Permitted PA12/01434/B - Erection of a detached garage and driveway extension - Refused PA95/01591/C - Change of use from residential accommodation to community resource centre
4.1 The site lies within an area zoned as "Predominantly Residential" on the 1982 Development Plan, North Map. This is followed through on the Draft Area Plan for the North and West. Whilst a Village Study and not a Development Plan, the Jurby Village Study puts the site down as an "Existing Cluster."
4.2 The site is not situated within a Flood Risk Area nor a Conservation Area. There are also no Environmental constraints upon the site. - 4.3 JURBY VILLAGE STUDY
Recommendations - Rural Landscaping "7.18 All new developments in the study area shall be accompanied by landscaping proposals both to contribute to the appearance of the village and to afford protections from the otherwise exposed nature of the area."
"7.20 Every effort will be made to protect and enhance the existing hedgerows adjacent to highways surrounding the village. Intrusion therein should be minimised and where access is required this shall be provided from existing openings, where practical"
4.5.1 Paragraphs 5.1.51 to 5.1.55 of the Manual for Manx Roads are relevant to the assessment of this application.
4.6.1 The Isle of Man Transport Strategy 2025 - 2031 is also relevant to the assessment of this application and aims to make, "A safe, sustainable, accessible and equitable transport system which supports economic and population growth," with accessible being defined as "Accessible transport is transport which is suitable for and easy to use by everyone, including older and disabled people with mobility difficulties."
5.1 The following representations can be found online in full, below is a short summary; - 5.2 Jurby Parish Commissioners have considered the proposal and object for the following reasoning, "1) We understand there is a potential dispute as to ownership/usage of the building, 2) The building has been used by the residents of Jurby on a daily basis as a bus shelter since long before the house was sold into private ownership. Jurby Parish residents require a bus shelter in or around this location." (13.05.25) - 5.3 Highway Services have considered the proposal and object for the following reasoning, "The proposed alterations to the out building would remove the use of the bus shelter and the area where passengers have been dwelling while waiting for a bus for some years," and "The Applicant should discuss any access arrangements or alterations to the bus shelter with the Bus operator (Bus Vannin) but a bus shelter and dwelling area it sits within should remain in its current position, and due to its long time present on the land, members of the public are likely to have rights to access this dwelling area." - 5.4 Manx Utilities Authority - Electric were consulted on the 23rd April 2025 of which no response has been received at the time of writing this report. REPRESENTATIONS - OBJECTIONS
6.1 The following representations are objections from residents, the representations can be found in full online, below is a short summary; - 6.2 No.3 St Patricks View, Jurby object to the proposal on the 12.05.25 on the basis that the bus shelter had been long standing and that the shelter should never have been included in the land registry deeds when purchased. They have also stated that the removal will cause a direct detriment to the parishioners of the area and other users in the area, especially in the colder and darker months of the year. - 6.3 No.24 The Bretney, Jurby object to the proposal on the 13.05.25 for the following reasoning, "I would like to object to Jurby community losing this bus shelter as many children and elderly people use this as a bus shelter. Would be an idea for the government to build a new bus shelter if the land owner wants to alter these premises to suit their own needs." - 6.4 No.8 The Threshold objected to the proposal on the 1.05.25 & 14.05.25 on the basis that the shelter has never been used as an outbuilding, the bus shelter has served the community for over 40 years, it's not included in the deeds, the negative impact to the elderly and children and that the site is the correct location for a bus stop. - 6.5 No.10 The Threshold, Jurby object to the proposal on the 9.05.25 and 14.05.25 on the basis that, "I just genuinely believe this bus shelter belongs to the residents of Jurby, and there has been a mistake in his deeds. The bus shelter has been used by residents for over 40 years and is a staple part of the community. I believe that most of the people who have objected don't even live in Jurby and are friends of the resident seeking permission. I believe the problems being described by the resident and his friends and being exaggerated to suit his application. I believe there could be better solution to problems being described, than taking a part of the community away as a punishment (this is what's happening in my opinion)." - 6.6 No.12 The Threshold, Jurby object to the proposal on the 13.05.25 for the following reasoning, "I have read the planning permission for the bus shelter to be blocked off and I am opposed to this as my child would have to stand in the rain next to the road and I don't feel that is safe."
6.7 No.13 The Threshold, Jurby object to the proposal on the 13.05.25 & 14.05.25 for the following reasoning, "I object to the planning application to turn the bus shelter into a private storage area. The bus shelter needs to be there for the use of Jurby's elderly community and or people with a disabilities who cannot stand for long periods of time and need to sit down somewhere dry and safe while they wait for the bus. It was built in it's present position in the first place as that was the best position for it at the top of the estate without any main roads needing to be crossed. Moving it onto the other side of the road could create an unnecessary hazard for young children, elderly and any disabled people who would then have to cross the road daily." - 6.8 No.19 The Threshold, Jurby object to the proposal on the 14.05.25 for the following reasons, the bus shelter was gifted to the community, impact on the elderly and kids, shelter put wrongly on deeds, owner has a personal gripe with the community. - 6.9 No.13 Snaefell View, Jurby object on the 18.11.25 on the basis that the site has been used historically by local people, whilst on the deeds not within the planning curtilage, must benefit the area and bus users, needs a public consultation, no evidence regarding safety, visibility, accessibility or suitability for bus users and that there have been several claims regarding antisocial behaviour but no evidence provided. - 6.10 No.17 Snaefell View, Jurby objected to the proposal on the 27.04.25 & 13.05.25 on the basis that the building in question has been a public bus shelter since 1994 and used by a variety of members of the public. That there has been an error in the boundary which has included the deeds. - 6.11 No.25 The Bretney, Jurby object to the proposal on the 12.05.25 on the basis that the shelter has been used prior to the existing occupants of the site and has always been a part of the community, and that the site should stay as a shelter - 6.12 Flat 3, Haywards, 39 Parliament Street, Ramsey objected to the proposal on the 14.05.24 for the following reason, the bus shelter was built for the community, sold by mistake, DOI should purchase the land back, waste of a resource. REPRESENTATIONS - LETTERS OF SUPPORT
7.1 The following representations are objections from residents, the representations can be found in full online, below is a short summary; - 7.2 No.14 Osborne Grove, Douglas supports the proposal on the 12.05.25 on the basis of removing antisocial behaviour. - 7.3 The Beeches, Lezayre Road supports the proposal on the 12.05.25 on the basis that the applicant owns the site, "the fact that the owner of the shelter has approached bus vannin asking for the shelter to be removed or relocated, is indicative that there is a problem," and that "the local authorities should support the application. The easiest way that works for everyone is for a new shelter to be built. Locals can stay dry and the owner of the land will not have to suffer any more of this antisocial behaviour." - 7.4 No.7 Beechwood Drive, Ardattin, Tullow, Co Carlow, Ireland supports the proposal on the 12.05.25, stating the following, "At the end of the pandemic, I had to return to the island for a funeral. The applicant was away at work but allowed me to stay in his home. During that time, I cleaned out the shelter for him and was disgusted to see the state some locals had left it in. Nobody should have to put up with this in their own garden. I support the application and hope that a new shelter is built soon, instead of causing this resident further misery." - 7.5 No.40 Lakeside Road, Douglas supports the proposal on the 12.05.25 on the basis that they have visited the site several times and have "witnessed the owner cleaning up broken
glass, and flushing the building out after other locals have used it as a toilet. I'd also say that those who say "it's never formed part of the property" or "it's never been a problem before" neither know the owner personally, nor care that this person is suffering as a result of the misuse. Having visited and seen the state the shelter is reduced to, I support his application and understand his concerns. He's the one paying the rates on it and cleaning it out regularly. Bus Vannin need to build another shelter that is not on his land and they need to maintain it."
7.6 Albany House, No.21 Albany Road, Douglas supports the proposal on the 13.05.25 on the basis of the proposal removing antisocial behaviour. - 7.7 No.445 West Dyke Road, Redcar, North Yorkshire supports the proposal on the 09.05.25 on the basis of the proposal removing antisocial behaviour. - 7.8 No.32 Ard Reayrt, Ramsey Road, Laxey supports the proposal on the 09.05.25 on the basis of, "I've read about this online and checked land registry. It's on his land and if he's maintaining it, which he is, then people have no right to smoke drugs in it or use it as a toilet. I wouldn't put up with it in my garden. I support the application and hope bus vannin build a new shelter soon." - 7.9 Crowcreen, Ballaglass Glen Road, Cornaa, Ramsey support the proposal on the 9.05.25 on the basis that the shelter is situated within the ownership of the land owner and the removal of antisocial behaviour. - 7.10 No.6 Port Way, Ingleby Barwick, Stockton-on-tees supports the proposal on the 9.05.25 on the basis of the removal of antisocial behaviour.
8.1 The main issues to consider in the assessment of this planning application are as follows;
3, as the proposal is removing a community facility that is used. Whilst this is the case, it can be seen from the correspondence between the applicant and the Director of Public Transport, that it has been agreed that once remedial works have been undertaken to the shelter that Bus Vannin will erect a standardised cantilever shelter directly in front of the existing shelter for the residents of Jurby to be used.
9.1 Ultimately the proposal would generally be a refusal due to the requirement of a condition which is outside of the applicant's control, whilst this is the case, as discussed a Grampian condition, in good faith will be attached, which will mean that the proposal will comply with Community Policy 3, with there being no net loss of community facilities.
9.2 With the above in mind the proposal will comply with General Policy 2 and Community Policy 3 of the Isle of Man Strategic Plan and recommended for approval.
RIGHT TO APPEAL AND RIGHT TO GIVE EVIDENCE 10.1 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 (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).
10.2 Article A10 sets out that the right to appeal is available to:
10.3 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. - 10.4 The Order automatically affords the Right to Give Evidence to the following (no determination is required):
Decision Made: Permitted Date: 26.01.2026 Signed : Miss Abigail Morgan Presenting Officer
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