Officer Report

Application No.: 25/90922/B Applicant: Mr & Mrs Ray And Sam Gelling Proposal: Conversion of former post office into living accommodation (Class 3.3) with additional use as tourist accommodation (Class 3.6), and installation of door to southeast elevation Site Address: The North Laurels (Former Post Office) Main Road Crosby Isle Of Man IM4 4BN Planning Officer: Lucy Kinrade Expected Decision Level: Planning Committee Recommended Decision: Permitted Date of Recommendation: 23.01.2026 _________________________________________________________________

Conditions and Notes for Approval

C : Conditions for approval N : Notes attached to conditions

• C 1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.

Reason: To comply with Article 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.

• C 2. The additional tourist accommodation use hereby approved shall not be occupied by the same person(s) for a single period or cumulative periods exceeding 28 days in any calendar year.

Reason: To ensure that the development is only used and occupied as short let tourist holiday accommodation only as the application has been assessed on this basis only and as submitted.

• C 3. The four parking spaces as shown on drawing number 10 shall be retained free from obstruction and available for parking for the site (as outlined in red on that plan) at all times.

Reason: To ensure that sufficient provision is made for off-street parking for both the existing house and additional tourist use.

• C 4. The annexe hereby approved for use as either additional living accommodation or additional tourist use shall remain connected to the main house known as 'The North Laurels' as shown on drawing no. 1 and the site shall at all times remain as a single planning unit (site

as outlined in red on drawing number 2). The annexe shall not be sold, rented nor used as a separate independent dwelling at any time.

Reason: To ensure that the development is only used as extra living space by the main house or as a small scale tourist use both in connection to the main house as applied for and assessed as part of this application.

N . The applicant is reminded of the extant flood risk at the site and may consider implementing those mitigation options outlined in their flood risk statement for their own interest.

This application has been recommended for approval for the following reason.

By reason of the size, scale and connection with the main dwelling, the proposed works are considered to have an acceptable visual and amenity impact, and not considered to result in any new or increased adverse impacts in terms of highway safety, and flood risk impact is not considered to be any worse than the existing situation of the site and dwelling as to result in a refusal in this case. The proposal is considered to comply with General Policy 2 (b, c, g, h and i), and not to undermine Environment Policies 10 and 13. Conditions to ensure parking remains free and available for such use is necessary, along with conditions relating to the tourist use, and a note shall be added to remind the applicants about their own interest in mitigating flood risk to their property.

Plans/Drawings/Information;

This decision hereby approved relates to drawings and documents submitted to the Department titled: 1 EXISTING AND PROPOSED PLANS ELEVATIONS AND SECTIONS, 2 PROPOSED SITE PLAN, 3 LOCATION PLAN and PHOTOS recorded as being received on

• 03.10.2025 and the additional information provided, namely: DWG 10 YARD PARKING PLAN and FLOOD RISK STATEMENT recorded as being received on 15.12.2025

_________________________________________________________________ Right to Appeal

It is recommended that the following organisations should be given the Right to Appeal on the basis that they have submitted a relevant objection:

• o Marown Parish Commissioners - objection
• o Department of Infrastructure Flood Risk Management - no objection subject to conditions which have not been applied It is recommended that the following organisations should NOT be given the Right to Appeal:
• o Department of Infrastructure - no objection subject to conditions which have been applied.

_________________________________________________________________ Officer’s Report

THIS APPLICATION IS REFERRED TO THE COMMITTEE AS THERE IS AN OBJECTION FROM THE LOCAL AUTHORITY AND IT IS RECOMMENDED FOR APPROVAL

- 1.0 THE SITE

1.1 The site relates to an existing property located in the centre of Crosby sitting directly along the corner of the Main Road and Old Church Road. The property is known as 'The North Laurels' and includes a smaller linked building which used to be the former village post office.

2.0 THE PROPOSAL - 2.1 Proposed is the conversion of the former post office into living accommodation with additional tourist use, and installation of patio doors to the south gable elevation facing into the garden.

3.0 PLANNING HISTORY - 3.1 The site has not been subject to any previous planning applications.

4.0 PLANNING POLICY Site Specific

4.1 The site is designated as residential within the Area Plan for the East and is within the settlement of Crosby. The site is not within a conservation area but is recognised as being at some surface water flood risk. - 4.2 Relevant policy from IOM Strategic Plan 2016:

• o Strategic Policies 3 and 5 - promote good design and use of local materials and character
• o General Policy 2 (b) (c) (g) (h) and (i) - general standards towards acceptable development visual and neighbouring amenity, and highway safety.
• o Environment Policy 23 - impact on neighbouring amenity changes
• o Environment Policy 42 - promotes development taking account of locality in design.
• o Community Policy 7, 11 - prevent criminal activity and reduce spread of fire
• o Infrastructure Policy 5 - conserve the Island's water
• o Transport Policies 4 and 7 - parking standards and ensuring sufficient parking for all uses.
• o Paragraph 9.5.8 and Business Policy 13 set out a general presumption in support of private dwellings being used as tourist accommodation provided that it does not compromise the amenity of the neighbours.
• o Business Policies 11-14 - tourist proposals supports so long as they comply with other policies in the plan and those policies on the impact of the countryside will be given as much weight to tourist proposals as they are any other development.

4.3 Reference any relevant PPS or NPD

• 4.3.1 None
• 5.0 OTHER MATERIAL CONSIDERATIONS

5.1 Legislation o None

5.2 Policy/Strategy/Guidance

• o Residential Design Guide - Sections 4 Extensions, Section 5 Architectural Details and Section 7 Impact on Neighbouring Properties
• o Planning circular 3/91 Guide to the Design of Residential Development in the Countryside provides guidance on how generally acceptable design for traditional houses in the countryside - while this is not in the countryside the house has traditional form and appearance.

6.0 REPRESENTATIONS Copies of representations received can be viewed on the Government's website. This report contains summaries only.

6.1 DOI Flood Risk Management Division - do not oppose subject to conditions (18/12/2025) - The property is susceptible to Fluvial & surface water flooding through the (Old Post Office) front door. They cannot support sleeping accommodation on the ground floor within a flood zone. If approved a condition should prevent sleeping accommodation on the ground floor as well as the mitigations detailed in the Flood Risk Statement 15/12/25.

6.2 Marown Parish Commissioners - objection (25/11/2025 and 22/01/2026) initially they stated no issue with conversion into living accommodation, however they have concerns regarding tourist use. Following the circulation of additional information they note the door onto the road is to be internally studded out, however they still have serious concerns regarding the highway access from the main road and the speed of passing traffic particularly on the corner and which tourists may not be familiar with, and concerns with the tightness of the parking arrangement and not being enough spaces for tourist use.

6.3 DOI Highway Services - do not oppose subject to condition (21/10/2025) - no significant negative impact upon highway safety, network functionality and/or parking as the site can provide parking for the existing and proposed uses within the site, providing a condition is attached to permission allowing parking to be available within the courtyard for all users of the site. - 6.4 The following were consulted but no comments received at the time of writing the report 12/01/2026:

• o Manx Utilities Authority - Electricity
• o Forestry, Amenity and Lands, DEFA

- 7.0 ASSESSMENT

7.1 The building specific to this application is physically attached and linked to the main house. Its absorption as part of the main house as additional living accommodation is unobjectionable. Similarly, the inclusion of new patio doors on the end gable facing into the garden would not be out of character with the overall residential nature of the site and surroundings and with no adverse visual or neighbouring amenity harm arising. The matters requiring further assessment relate to the proposed tourist use specifically in respect of highways and parking, and flood risk impact.

7.2 Highways and Parking

• 7.2.1 DOI were not in objection; however, concern has been raised by the Commissioners in terms of parking and front door access. Additional information was provided indicating that the off-road parking is capable of accommodating at least four vehicles off the main road. The proposed tourist unit is single bedroom and not expected to attract large numbers - its scale is small. With two spaces provided for the main dwelling as per Appendix 7 parking standards minimums, this leaves at least one space available for any tourist use. There are no physical changes proposed to the access and so no new issues in this respect, and off-road parking provision is sufficient enough to meet the minimum requirements set out in the IOM Strategic Plan 2016 and considered acceptable as to not result in any new or increased demand for on street parking nor to result in any new or adverse highway safety issues beyond the existing site access arrangements. The applicant/agent has also confirmed the front door will not be used for access and closed up internally, although the previous post office use would have had general public entering and exiting from this door unrestricted and so a reduced use as part of the house or as tourist use would not be considered unreasonable in this specific case with a likely reduce footfall in comparison.
• 7.2.2 The proposal is considered acceptable from highway safety perspective, and a condition shall be added in respect of ensuring the off road car parking remains free and available for use for parking at all times. Proximity of the door to the main road will likely self-govern its use and the application indicates its closing up internally. Even if the internal works were not done,

• it would be unreasonable to prevent its use by condition minded that its use now by the current owners is unrestricted.
• 7.3 Flood Risk Impact

• 7.3.1 DOI FRM have raised concern about potential for flood risk at the site and have requested no bedroom be provided at ground floor.
• 7.3.2 The proposed tourist unit is physically attached to a main dwelling where unrestricted bedroom space can already be provided at ground floor and where potential flooding is already a risk for the applicants/owners.

• 7.3.4 Within the specific context of this application, it is considered that preventing flood risk would be a matter for the applicants/owner to consider in best protecting their own property. Occupation of the proposed living space as part of their own home would not present any more risk compared to the existing site, yes the occupation by separate tourists may introduce people who may not be familiar with the area, however the physical connection with the main dwelling would mean that any flooding within the unit would also likely be occurring in the main dwelling and so similar to the use of the front door, risk and flooding awareness is likely to be self-governing by the owners. In demonstrating how they might mitigate risk additional flood prevention measures have been outlined in the flood risk assessment, and these would help towards minimising any such potential. A note to remind the applicants of their own interest in mitigating flood risk to their own property could be added.
• 7.3.5 There is already potential for surface water flood risk at the existing site, whilst one new bedroom is provided at ground floor level its creation is not considered to result in any increased flood risk beyond the existing dwellings situation so as to result in refusal in this case. By reason of the physical connection to the main house and existing situation the proposal is considered acceptable in this case.

- 8.0 CONCLUSION

8.1 By reason of the size, scale and connection with the main dwelling, the proposed works are considered to have an acceptable visual and amenity impact, and not considered to result in any new or increased adverse impacts in terms of highway safety, and flood risk impact is not considered to be any worse than the existing situation of the site and dwelling as to result in a refusal in this case. The proposal is considered to comply with General Policy 2 (b, c, g, h and i), and not to undermine Environment Policies 10 and 13. Condition to ensure off road car parking remains free and available for such use is necessary, along with conditions in respect of the additional tourist use, and a note regarding flood risk mitigation to be considered in the applicants own interest. - 9.0 RIGHT TO APPEAL AND RIGHT TO GIVE EVIDENCE

9.1 The Town and Country Planning (Development Procedure) Order 2019 sets out the process for determining planning applications (including appeals). It sets out a Right to Appeal (i.e. to submit an appeal against a planning decision) and a Right to Give Evidence at Appeals (i.e. to participate in an appeal if one is submitted).

9.2 Article A10 sets out that the right to appeal is available to:

• o applicant (in all cases);
• o a Local Authority; Government Department; Manx Utilities; and Manx National Heritage that submit a relevant objection; and
• o any other person who has made an objection that meets specified criteria.

9.3 Article 8(2)(a) requires that in determining an application, the Department must decide who has a right to appeal, in accordance with the criteria set out in article A10.

9.4 The Order automatically affords the Right to Give Evidence to the following (no determination is required):

• o any appellant or potential appellant (which includes the applicant);
• o the Department of Environment, Food and Agriculture, the Department of Infrastructure and the local authority for the area;
• o any other person who has submitted written representations (this can include other Government Departments and Local Authorities); and
• o in the case of a petition, a single representative.

9.5 The Department of Environment Food and Agriculture is responsible for the determination of planning applications. As a result, where officers within the Department make comments in a professional capacity they cannot be given the Right to Appeal.

I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to that body by the appropriate DEFA Delegation and that in making this decision the Committee has agreed the recommendation in relation to who should be afforded interested person status and/or rights to appeal.

Decision Made: Permitted Date: 16.02.2026 Signed : Miss Lucy Kinrade Presenting Officer

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