28 November 2005 · Planning Committee
Bluebell Cottage, Patrick Road, St. Johns, Isle Of Man, IM4 3bn
The proposal involves adding a side extension to a building at Bluebell Cottage that originated as a garage and has been incrementally developed and converted to residential use over many years. The extension would create a larger lounge, another room behind it, and attic space accessible via a trap door.
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The officer acknowledged a history of 'creeping development' on the site and Patrick Commissioners' consistent concerns about overdevelopment, referencing the 1998 refusal (PA 98/1019) where an Inspec…
Time limit
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
Approved drawings
This permission relates to the alterations and extensions shown in drawings PB/13/7/1 and /2 both received on 20th July, 2005.
no adverse traffic impacts subject to conditions
recommends smoke detectors
satisfied with proposals from applicants' engineers for foundations; within Main River Corridor but reduced setback allowed as precedent for conservatory
Multiple consultees responded to the application for a side extension at Bluebell Cottage; DOT Highways raised no objection subject to parking conditions, Patrick Parish objected on overdevelopment grounds, DOT Drainage initially deferred but later approved with reduced corridor allowance, and Fire Service recommended smoke detection.
Key concern: overdevelopment for this site and does not fit in easily with its surroundings
DOT Highways Network Planning
Conditional No ObjectionNo adverse traffic impacts, subject to the imposition of the following conditions; The visibility from the existing driveway is inadequate to serve the needs of the existing traffic. The lowering of the boundary hedges will improve the visibility of this location.
Conditions requested: Two off street parking spaces are to be retained within the curtilage of the development
Patrick Parish Commissioners
ObjectionThis dwelling has evolved, tortuously over the years, from a garage to its existing form and it is still changing; The Commissioners' comment for this application is that it is overdevelopment for this site and does not fit in easily with its surroundings.
DOT Drainage Division
No CommentDEFERRAL; The Drainage Division requests that this application be deferred to allow time for the Division to fully assess the drainage implications of this application.
Land Drainage Engineer, Department of Transport - Drainage Division
Conditional No ObjectionThe proposed extension is within Main River Corridor which is 30feet (approx. 9.1m) because of the circumstances the Department are willing to allow this to be reduced to 3m; The Department is satisfied with the proposals from the applicants Engineers for the foundation.
Conditions requested: The work will also require approval under the Land Drainage Act
Isle of Man Fire and Rescue Service
Conditional No ObjectionThe installation of mains wired, interconnected domestic smoke detection conforming to BS 5446 : Part 1 : 2000, and installed to conform with BS 5839 : Part 6 : 1995, is recommended
Conditions requested: The installation of mains wired, interconnected domestic smoke detection conforming to BS 5446 : Part 1 : 2000, and installed to conform with BS 5839 : Part 6 : 1995, is recommended in accordance with Section 1 of the Building Regulations 2000 – Approved Document B
SPMC&E
No Commentcasements of more cottage style and proportions would be a better choice
The original application (99/2039) for conversion of a garage to holiday accommodation was granted by the Planning Committee despite prior refusals and a dismissed appeal (98/1019) for conversion to a permanent dwelling with extensions. The Parish Commissioners appealed, arguing the proposal was substantially similar to the previous refused scheme, would lead to permanent residential use, cause issues with adjacent stables, and involve inadequate parking and domestic clutter. Applicants and the Committee emphasized differences including no extensions, tourist-only use with occupancy limits, compliance with St Johns Local Plan for tourist accommodation, and no objections from highways or drainage authorities. The inspector found the proposal consistent with local plan policies, materially different from the prior dwelling scheme due to lack of extensions and tourist restrictions, acceptable access and rural adjacency to stables, and recommended dismissal with an amended condition limiting occupancy to 1 March-31 October. The Minister accepted this, confirming the grant with conditions.
Precedent Value
This appeal shows that converting ancillary structures to seasonal holiday lets can succeed on appeal even with refusal history for full dwellings, if materially different (no extensions) and policy-compliant; future applicants should secure highways approval, limit occupancy strictly (e.g., March-October), and emphasize tourism needs over residential.
Inspector: R E Wilson
