3 June 2004 · Planning Committee constituted in accordance with Paragraph 2 of Schedule 1 of the Isle of Man Planning Scheme (Development Plan) Order 1982
St. Benedicts, Glen Auldyn, Ramsey, Isle Of Man, IM7 2ad
The proposal involved alterations and extensions to the existing detached dwelling, including adding a first floor over an existing flat roof section, attaching a new conservatory, relocating an existing conservatory to the rear of the garage (converted to a one-bedroom holiday unit with pitched roof), and erecting a t…
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The officer's report assessed the proposal as acceptable because alterations to the main dwelling (additional storey over flat roof, attached conservatory) and garage conversion to a single-bedroom to…
Time limit
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
Approved plans
This approval relates to the plans and information submitted as part of this application and date stamped 19th April 2004.
Holiday unit occupancy
The holiday unit may be occupied by bona fide tourist between 1st March and 1st October in any year, with no period of occupancy during that period exceeding four continues weeks.
Materials matching
The external finishes of the extension must match those of the existing building in all respects.
Surface water drainage
There must be no discharge of surface water to the main foul sewer.
no views, no adverse traffic impacts
no objection subject to no surface water to foul sewer and protect public sewer
support holiday accommodation due to shortage in area
Drainage Division raised no objection subject to specific drainage and sewer protection conditions; Lezayre Parish Commissioners strongly objected to the holiday unit as overdevelopment and change of use; multiple residents and groups objected citing residential amenity, traffic, and precedent concerns, while one resident supported due to tourism needs.
Key concern: Overdevelopment of site and introduction of commercial holiday use in residential area
Drainage Division, Department of Transport
Conditional No ObjectionNO OBJECTION in principle, but subject to:; The use of soakaways is subject to Building Control approval
Conditions requested: 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 Department of Transport Drainage Division and the Sewerage Act 1999; The line of the sewer(s) must be identified before development work commences. The sewer(s) must be fully protected whilst all building works are being carried out. No part of the proposed development may be constructed, nor any trees planted, within THREE metres of any public sewer either at the time of construction or at any time in the future.; The applicant is requested to supply the Division a copy of any Building Control Application in relation to the surface water discharge from this development.
Drainage Division, Department of Transport
Conditional No ObjectionNO OBJECTION in principle, but subject to:
Conditions requested: 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 Department of Transport Drainage Division and the Sewerage Act 1999; The line of the sewer(s) must be identified before development work commences. The sewer(s) must be fully protected whilst all building works are being carried out. No part of the proposed development may be constructed, nor any trees planted, within THREE metres of any public sewer either at the time of construction or at any time in the future.; The applicant is requested to supply the Division a copy of any Building Control Application in relation to the surface water discharge from this development.
Lezayre Parish Commissioners
ObjectionThe Commissioners are strongly opposed to the Planning Committee's approval of an extra residential facility in this location.; Whether it is one, or two holiday units is immaterial, a holiday unit is not suitable for the area.
The Planning Committee approved application 04/00803/B for alterations, extensions, conservatory relocation, garage conversion to a single holiday unit, and a summerhouse, despite third-party objections. Lezayre Parish Commissioners appealed, arguing overdevelopment, out-of-character holiday use, traffic issues, and precedent risks. The applicant and Committee defended the modest scale, minimal traffic impact (supported by Dept of Transport), site enhancements, and differences from a prior refusal. The inspector found no overdevelopment or harm to character/appearance/highway safety/amenities, dismissing the appeal. The Minister accepted the recommendation on 10 January 2005, confirming the approval.
Precedent Value
Demonstrates single-unit garage conversions to holiday lets can succeed in residential areas if modest, on existing footprint, with DoT support, and distinguished from prior refusals. Applicants should secure technical no-objections and highlight site-specific merits over generalised fears.
Inspector: David G Hollis
