18 September 2025
Glebe Farm, Main Road, Kirk Michael, Isle Of Man, IM6 2hd
Appeal against the refusal for additional use of tourist accommodation (class 3.6) as residential (class 3.3)
Additional use of tourist accommodation (class 3.6) as residential (class 3.3)
Appeal against the refusal of change of use of land to create a camp site, creation of hard standing for camping vehicles with associated electric hook up points, installation of cladding to and relocation of existing toilet / wash facilities and erection of an attached motorcycle shelter, relocation of a wooden structure to provide a café and social area and construction of decking
Change of use of land to create a camp site, creation of hard standing for camping vehicles with associated electric hook up points, installation of cladding to and relocation of existing toilet / wash facilities and erection of an attached motorcycle shelter, relocation of a wooden structure to provide a café and social area and construction of decking
Creation of a campsite for the weeks covering TT and MGP with existing toilet and shower facility
Extension to shop including window and door alterations, the removal of an existing flue and the use of the site as a petrol station, convenience shop and associated car parking
Erection of extensions to provide ancillary living accommodation
Demolition of existing stables and barn and erection of nine new stables and creation of an access to tourist accommodation
Alterations and erection of a two storey extension to provide additional living accommodation
Extension to existing stables and erection of a detached store
Construction of two holiday cottages
Conversion of agricultural building to farmworkers cottage
Erection of stables, Glebe Farm, Main Road, Kirk Michael.
Erection of 8 loose boxes, Glebe Farm, Main Road, Kirk Michael.
Click a button above to find applications similar to this one.
See how this application compares to similar ones — policies, conditions, and outcomes side by side.
Private individuals object to the appeal primarily on parking provision, land use policy non-compliance, landscape impact, and highway safety; applicant's agent defends the proposal; DOI Highways provides no written statement.
Key concern: Car park layout fails Manual for Manx Roads standards (less than 6.0m circulation space) and ignores legal parking rights via deeds for residents, tourist unit, and DEFA maintenance
Owner of Waterfall Cottage
ObjectionA previous application for dwellings PA 12/00/543 on the proposed site was rejected with one point: Information required on how the carpark for residential use & general public will be kept separate and managed if the areas are breached. This still remains a concern for all local residents and visitors to the Glen.; I would like to request that this application is heard by way of a hearing to discuss.
Owner of 2 Glen View
ObjectionI would request that this application is heard by way of a hearing.; The design of the car park involving as it does a melange of uses and users separated only by marking of walkways and not physical pavements does not promote safe usage of the car park area and therefore is contrary to Strategic Plan General Policy 2(i)and (m) and Transport Policy 6.
Fraser Reid Design (on behalf of applicant Jim Limited)
SupportThe Agent has subsequently opened up dialogue with DEFA and a written agreement has been undertaken that DEFA are happy with and quashes any concerns relating to the application.; The Planning Department are recommending the application for approval.
DOI Highways
No CommentHDC will not be providing a written statement to the appeal.
The original application for additional residential use of approved tourist accommodation was recommended for approval by the case officer but refused by the Planning Committee due to inadequate amenity standards, particularly overlooking and overbearing impact on Unit 1, contrary to GP2(h). The appellant argued that amenity standards were comparable to recently permitted developments, with sufficient garden space, privacy achievable via permitted fencing, and a quiet rural setting superior to many urban precedents. The inspector, after a site visit, assessed living conditions for both units, finding no unacceptable harm from overlooking, adequate garden space despite septic tank and oil tank, sufficient daylight/sunlight, and reasonable spaciousness. The development was found compliant with GP2 and the Residential Design Guide. The appeal was allowed subject to standard time limit and no further alteration conditions.
Precedent Value
Demonstrates that existing successful tourist units in quiet rural/village settings can transition to residential with dual use if inspector confirms adequate amenity via site visit, even with minor overlooking/garden constraints mitigable by PD rights. Future applicants should prioritise site visits, precedents, and officer reports over committee decisions.
Inspector: R J Perrins
