22 February 2016 · Delegated - Head of Development Management (Jennifer Chance)
Glen Moar Cafe, Glen Helen Road, Laurel Bank, St. Johns, Isle Of Man, IM4 3nn
The proposal involves converting existing tearoom buildings into two residential dwellings, including raising the roofline of a one-and-a-half storey section to match the two-storey part, adding storm porches, installing conservation-grade rooflights, and revising fenestration.
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The principle of conversion was acceptable as previously approved under PA 08/00966/B with no policy changes, the site being unused and derelict, and residential use in the public interest on this pro…
General Policy 3
Permits development outside zoned areas for conversion of redundant rural buildings of architectural, historic, or social value per Housing Policy 11. Officer assessed the tearooms as redundant, intact, of interest, and convertible without harming landscape character.
Environment Policy 2
Protects Areas of High Landscape or Coastal Value and Scenic Significance, prioritising landscape character unless no harm shown. Site in such area but conversion found not to harm character due to existing buildings, sympathetic alterations, and building retention.
Housing Policy 11
Permits rural building conversions if redundant, structurally sound, of interest, suitable size, compatible uses, serviceable, with sympathetic works matching original appearance. Fully met all criteria (a)-(f), with modest extensions like roof raising deemed non-adverse to character.
Transport Policy 7
Requires parking per standards (2 spaces per dwelling, one in curtilage behind front). Proposal provides six spaces on existing hardstanding, exceeding requirements, with overall traffic reduction benefit.
Time limit
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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
no objection to the application
do not object as this is an existing site which has had varied commercial use over time the visibility splays... can be relaxed... recommended that the applicant ensures that any vegetation within the visibility sightlines within their control is reduced to 1.05 metres
DEFA Fisheries has no objection subject to precautions to prevent pollution of the nearby watercourse; Highways deferred pending visibility splay information but later planning comments suggest no highways objection; German Parish Commissioners have no objection.
Key concern: possibility of harmful materials such as concrete or washings entering the river
DEFA Fisheries
Conditional No ObjectionDEFA Fisheries have no objection to the proposed development, provided that these precautions are followed and there is no adverse effect on the watercourse.; The applicant is however advised to contact DEFA when works are due to commence
Conditions requested: precautions...to reduce the possibility of harmful materials such as concrete or washings entering the river; precautions...followed and there is no adverse effect on the watercourse
Department of Infrastructure (DOI) Highways Division
No CommentDefer - awaiting information; Applicant needs to provide a drawing showing the visibility splays from the proposed access onto the A3.
German Parish Commissioners
No ObjectionMy Commissioners have no objection to this application.
