Glen Moar Tearooms Supporting Statement

Glen Moar Tearooms, Glen Helen Road, Laurel Bank, St Johns Isle Of Man Im4 3Nn

Proposed conversion of tearooms to create two dwellings and siting of a gas storage tank Supporting Statement

Contents

1. Introduction.
2. Planning Policy.
3. Conclusions.

1.00 Introduction

1.01 Planning permission for the conversion of the tearooms to create two dwellings and the siting of a gas storage tank was granted on 21 August 2008 (08/00966/B), but that planning permission was not implemented and has now expired. 1.02 The site is on the southern side of the A3 road and is adjacent to Glen Moar Mill (also in the same ownership). The existing building on the site comprises a twobedroom two-storey dwelling to the west, one one-and-a-half-storey and one twostorey building which together comprise the former tearooms (vacant since at least 2008) and two flat roofed garages to the east. The building presents a blank façade to the road with also existing windows and doors facing south or west. There is a large area of hardstanding which provides parking and manoeuvring space. To the south are the mill race and the river Neb. 1.03 The current proposal is essentially the same as $08 / 00966 / B$, that is, raising the roof height of the existing one and a half storey building, revisions to the existing fenestration to the south elevation and the addition of six rooflights to the north roof slope. Parking to be provided to the required standard, and the gas tank to be located towards the northern boundary, to the east of the building group, and not visible from the public highway. 1.04 The main differences between the formerly approved scheme and the current application are:

• The roofline to the first floor extension is not stepped, resulting in a simpler roof profile and ridge line;
• Both dwellings have a storm porch facing onto the courtyard elevation;

Glen Moar Tearooms, Glen Helen Road, Laurel Bank, St Johns Isle Of Man Im4 3Nn

Proposed conversion of tearooms to create two dwellings and siting of a gas storage tank Supporting Statement

• Window design changed from casement to sash;
• Four rooflights rather than two to the south-facing roof slope;
• The rooflights are now 'conservation' type (i.e. flush).

1.05 The floor areas are as follows:

• Existing dwelling: Ground floor 72.12 sqm : First floor 57.75 sqm
• Existing garages: 66.96 sqm
• Existing tearooms: Ground floor 103.23 sqm : First floor 47.32 sqm
• Proposed dwellings: Ground floor 108.84 sqm : First floor 87.88 sqm

Thus the increase in floor area is 46.17 sqm .

2.00 Planning Policy

2.01 The following policies of the adopted Isle of Man Strategic Plan 2007 are considered to be relevant:

2.02 General Policy 3:

Development will not be permitted outside of those area which are zoned for development on the appropriate Area Plan with the exception of: Inter alia b) conversion of redundant rural buildings which are of architectural, historic or social value and interest: (Housing Policy 11): ...

2.03 Housing Policy 11:

Conversion of existing rural buildings into dwellings may be permitted, but only where: a) Redundancy for the original building can be established; b) The building is substantially intact and structurally capable of renovation; c) The building is of architectural, historic or social interest; d) The building is large enough to form a satisfactory dwelling, either as it stands or with modest, subordinate extension which does not affect adversely the character or interest of the building; e) Residential use would not be incompatible with adjoining established uses or, where

Glen Moar Tearooms, Glen Helen Road, Laurel Bank, St Johns Isle Of Man Im4 3Nn

Proposed conversion of tearooms to create two dwellings and siting of a gas storage tank Supporting Statement

appropriate, land-use zonings on the area plan; and f) The building is or can bee provided with satisfactory services without unreasonable public expenditure. Such conversion must: a) Where practicable and desirable, re-establish the original appearance of the building; and b) Use the same materials as those in the existing building.

Permission will not be given for the rebuilding of ruins or the erection of replacement buildings of similar, or even identical, form. Further extension of converted rural buildings will not usually be permitted, since this would lead to loss or reduction of the original interest or character. 2.04 The existing use of the building as tearooms is established and has the potential to generate high volumes of traffic. The replacement of this use with two dwellings would reduce traffic movements to and from the site. The original use is redundant. The buildings are sound and capable of conversion. The buildings form an attractive courtyard group worthy of retention. Services can be provided. The extension proposed would result in a more traditional and harmonious appearance. The resultant dwellings will be of a satisfactory size. There is an existing dwelling immediately adjoining. From any public vantage point, there will be little change in the appearance of the building. 2.04 The site is within an area identified as being of High Landscape Value and Scenic Significance by the 1982 Development Order.

Glen Moar Tearooms, Glen Helen Road, Laurel Bank, St Johns Isle Of Man Im4 3Nn

Proposed conversion of tearooms to create two dwellings and siting of a gas storage tank Supporting Statement

3.00 Conclusions

3.01 There has been no material change of circumstance since planning permission was granted for an almost identical proposal in 2008. The proposal complies with Housing Policy 11 and would result in less traffic than the lawful use as tearooms and as such, planning permission should be granted.

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