4 July 2013 · Planning Committee
Shop, Shore Road, Glen Maye, Isle Of Man, IM5 3bg
The proposal involves demolishing a disused, single storey former shop in poor repair opposite Waterfall Cottage on Shore Road in Glen Maye village and replacing it with a similar footprint dwelling (5.9m width x 7.5m depth, 6.2m ridge height) designed for short-term tourist lets, including a rear cantilevered balcony.…
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The officer assessed the proposal against General Policy 2, finding it respected the site and surroundings in terms of siting, layout, scale, form and design, and did not adversely affect the characte…
Strategic Policy 4
Requires villages outside service village hierarchy like Glen Maye to maintain existing settlement character and scale for local housing needs. Assessed as appropriate small-scale tourist accommodation in residential/woodland area.
General Policy 2
Requires development to respect site/surroundings in siting/layout/scale/form/design, not adversely affect townscape character, amenity or highway safety. Proposal tested on visual impact, scale (modest height increase), design (traditional proportions with contemporary glazing), parking; found compliant as improvement over existing.
Housing Policy 4
New housing primarily in towns/villages; exceptional in countryside. Site in village but not full dwelling; assessed as tourist use, not permanent housing.
Community Policy 4 of Isle of Man Strategic Plan 2007
Loss of local shops only if not commercially viable. Former souvenir shop not trading 20+ years, not vital convenience store; loss acceptable.
Time limit
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
Approved plans
The development hereby permitted shall not be carried out except in full accordance with the following plans 1160.1 REV A, 1160.5.REV A, 1160.6.REV A, 1160.7.REV A received on 22nd June 2012, 9th May 2013 and 14th June 2013.
No permitted development rights
Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2012 (or any Order revoking or re-enacting that Order) no extensions, greenhouses, polytunnels, walls, gates, fences, garden sheds, summerhouses, flag poles, decking, garages, car ports, flag poles or tanks for the storage of oil or gas for domestic heating shall be erected nor windows or rooflights, solar panels or ground or water source heat installations replaced or installed (other than those expressly authorised by this approval).
Tourist use restriction
Between the 1st March and 1st October in any one year the holiday accommodation hereby approved must be used only for individual lets not exceeding four weeks in duration. Outside of this period longer lets to tourists are permissible. For the avoidance of doubt, no approval should hereby be conferred by this approval for the use of the new accommodation as a separate dwelling.
Bin store and garden
Prior to the occupation of the tourist unit the bin store and external garden area are to be completed in accordance with the approved plan 1160.5.REV A and maintained and retained thereafter.
Landscaping scheme
Notwithstanding the details submitted, further details of a low maintenance landscaping/hardscaping scheme shall be submitted to and approved by the Planning Authority prior to the commencement of development. The scheme shall be implemented within 2 months of the completion of the development and maintained thereafter.
Proposal in sympathy with policy to encourage quality tourist accommodation and diversification to boost local economy; fully supports
Do not oppose; no traffic management, parking or road safety implications
No objection subject to connection to public sewer and no surface water to foul sewer
Fully support; will enhance area around Glen entrance; derelict shop eyesore
Consultation responses include no objection from Forestry, Highways (later), Water & Sewerage Authority (conditional), and Tourism support; objection from Patrick Parish Commissioners to revised plans; initial deferral from Highways.
Key concern: balcony overhang impacting light to public toilet block
Forestry, Amenity & Lands Directorate, DEFA (Peter Keenan)
No ObjectionThe trees will need to have to have some of the lower limbs removed and I wouldn’t have any issues with this.; I don’t have any issues with regards to the trees
Conditions requested: lower limbs of trees to be removed
Forestry, Amenity & Lands Directorate, DEFA (Nigel Taylor)
No Commentthese are not issues for planning
Highways Division (Hazel Fletcher)
No ObjectionWe have no objection to this application and I will update our records.
Highways Division
No ObjectionAmended Plans received still show no dedicated car parking for the residential unit.
Highways Division (R D Pearson)
Conditional No ObjectionDefer; Designated parking for the tourist accommodation to be confirmed.
Conditions requested: Designated parking for the tourist accommodation to be confirmed
Isle of Man Water and Sewerage Authority (John Kneen)
Conditional No ObjectionNo Objection: - subject to the following conditions:-
Conditions requested: The proposed dwelling must be connected to the public sewer(s) in a manner acceptable to the Isle of Man Water & Sewerage Authority. All drainage works must conform to the requirements of “Manx Sewers for Adoption” and all necessary inspections/ surveys [including CCTV] are to be carried out at the developer’s expense.; There must be NO discharge of surface water (directly or indirectly) from this proposed development to any foul drainage system(s) so as to comply with the requirements of the Isle of Man Water & Sewerage Authority and the Sewerage Act 1999.; applicant must give 21 days notice, in writing, to the Authority, prior to making any communication to the public sewer
Patrick Parish Commissioners (Ian Maule)
ObjectionOPPOSE the Application on the following grounds.; The balcony above the toilet block is unacceptable.; The building appears from the plans to be singularly unattractive.
Conditions requested: any approval subject to sight of a legal agreement committing the Applicant to provide electricity supply for public toilet block and pay ongoing costs; full consultation with DEFA
Patrick Parish Commissioners (Ian Maule)
No Commentno comment would be made
Isle of Man Tourism, Department of Economic Development (Nikki Salmon)
Supportfully supports the above planning application.; The proposal is in sympathy with the Departments policy to encourage quality tourist accommodation
The original planning application 12/00904/B for demolition of a former shop and erection of a dwelling to be used as tourist accommodation was approved by the Planning Authority. Ms Victoria Higgins lodged an appeal (ref L01NEW/AP13/0071/L09NEW/AP13/0071), which was notified to the Planning Authority on 30th July 2013 with a request for a statement of case ahead of a planned public inquiry. The appeal was withdrawn by the appellant on 15th August 2013 before any hearing or decision. As a result, the original approval decision and its conditions remain effective.
Precedent Value
No precedent set as the appeal was withdrawn before any substantive consideration or hearing. Future applicants should note that early withdrawal preserves the original approval decision without alteration.
