21 August 2008 · Director of Planning and Building Control (M. I. McCauley)
Glen Moar Cafe, Glen Helen Road, Laurel Bank, St. Johns, Isle Of Man, IM4 3nn
The proposal involves converting existing tearoom buildings, including a residential cottage and two attached structures, into two residential dwellings with minor works such as raising the roof height of a one-and-a-half storey building, revising fenestration, and installing conservation-type rooflights.
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The officer assessed the proposal against General Policy 3, which presumes against countryside development except in specified cases including conversion of redundant rural buildings of value, and Hou…
General Policy 3
Restricts countryside development to exceptions including conversion of redundant rural buildings of value and previously developed land where redevelopment reduces landscape impact. Officer found proposal fits as redundant previously developed site with improvements to traffic and environment.
Housing Policy 11
Permits rural building conversions only if redundant, structurally sound, of interest, suitable size, compatible with neighbours, serviceable, using original materials/appearance. All criteria met: tearooms redundant, intact courtyard group of interest, convertible to satisfactory dwellings, separated from car sales, low visual impact.
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 conversion of the existing tearooms to form two residential dwellings as shown by the plans and information 1357-01, 1357-02 and Copy Letter [28/2/08] submitted and date stamped 12th May 2008.
Off-street parking
Off-street parking shall be provided to serve the approved dwellings in accordance with Appendix 7 of the Isle of Man Strategic Plan 2007.
Watercourse protection
Development must be a minimum distance of 8 metres from the watercourse in order to minimise the risk of damage or disturbance to the river banks and river bed. Measures must be in place during construction works to safeguard the watercourse from run-off and sedimentation. For further advice and guidance, please contact the Inland Fisheries Section of DAFF.
Conservation rooflights
All rooflights on the approved converted buildings must be "Conservation" type with the exception of the rooflight to the rear (east) elevation of the existing cottage.
Roof materials
The roof(s) must be finished in dark natural slate.
No permitted development
Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2005 (or any Order revoking or re-enacting that Order) no extensions, greenhouses, walls, gates, fences, garden sheds, summerhouses, flag poles, decking, garages, or tanks for the storage of oil for domestic heating shall be erected (other than those expressly authorised by this approval.)
Residential curtilage plan
Prior to the commencement of the development there must be submitted to and approved by the Planning Authority a plan showing the residential curtilages for the two properties. For the avoidance of doubt no car sales may take place within the residential curtilage of the two approved dwellings.
Do not oppose
proposal seems to accord with Housing Policy 11 although sustainability questioned
no objection subject to conditions on watercourse protection
Multiple consultees responded to planning application 08/00966/B for conversion of tearooms to two dwellings and gas storage tank; most raised no objection with conditions, but German Parish Commissioners objected due to unzoned site and TT course significance.
Key concern: site is not zoned for development and significance on TT course
Isle of Man Water Authority
Conditional No ObjectionThe Authority wish to express their interest in the following planning applications, and request that a condition of planning be that the applicant must contact the Authority to ensure that a connection is obtained for water supply purposes
Conditions requested: condition of planning be that the applicant must contact the Authority to ensure that a connection is obtained for water supply purposes, or an amendment to the existing supply under the terms of the Water Supply Byelaws; For single connections to a water main (i.e. a single dwelling) the applicant should contact loMWA Customer Services, tel. 69 59 49
Manx Electricity Authority
Conditional No ObjectionThe Authority wish to express their interest in the following planning applications, and request that a condition of planning be that the applicant must contact the Authority.
Conditions requested: condition of planning be that the applicant must contact the Authority; Contact the M.E.A. Planning Department (Tel. 687781), to discuss the electricity supply for this application
Andrew Jessopp
No ObjectionThis proposal appears to satisfy HP11 therefore I have no objection to it, although it is probably not the most sustainable site for residential use.
Environmental Protection Officer
Conditional No Objectionany discharge from the tank to these watercourses is illegal under the Water Pollution Act 1993
Conditions requested: be satisfied that the soakaway can cope with the extra flow generated from the development; If a direct discharge is required further treatment in the form of a treatment plant would be required subject to a successful outcome of an application for a licence to discharge
Inland Fisheries
Conditional No ObjectionDevelopment must be a minimum distance of 8 metres from the watercourse in order to minimise the risk of damage or disturbance to the river banks and river bed.
Conditions requested: Development must be a minimum distance of 8 metres from the watercourse; Measures must be in place during construction works to safeguard the watercourse from run-off and sedimentation
Highways Division
No ObjectionDo not oppose
German Parish Commissioners
ObjectionMy Commissioners object to this application on the grounds that the site is not zoned for development. This is a very well known site on the TT course and the Commissioners feel that the integrity of the site should be safeguarded at all costs and the site should not be exploited any further.
