18 November 2024 · Planning Committee
Lambfell Beg, Cronk Y Voddy, St. Johns, Isle Of Man, IM4 3ns
The proposal involves converting the office/study section of a detached garage (previously approved as ancillary to the main house Lambfell Beg) into a one-bedroom self-catering tourist unit (Class 3.6), with added external decking, screening, carport, underground sewage treatment works, two roof lights and PV panels.
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.
The Planning Committee overturned the officer's refusal recommendation by a 4-2 vote, reasoning that despite countryside protections and criteria in Environment Policy 16 for rural building conversion…
Environment Policy 16
Requires rural building conversions to tourist use to meet six criteria including structural intactness, preservation of historic/architectural/social interest fabric, no adverse changes to appearance/character, acceptable traffic, no dispersal harming settlements, and environmental/economic benefits outweighing impacts. Officer found failure on (b) lack of interest/quality in modern garage, (c) over-domestication from decking etc., and (f) personal not national economic benefit; Committee deemed small scale overcame this with conditions.
Strategic Policy 8
Tourist proposals permitted if reusing existing built fabric of interest/quality without harming environment/agricultural/highway interests. Officer assessed garage lacks such fabric; Committee approved on small scale and strategy alignment despite this.
Environment Policy 1
Protects countryside from harmful/unwarranted development unless overriding national need. Officer cited adverse visual/character impact from domestication and new habitable unit; Committee found limited harm from ancillary unit.
Environment Policy 2
Prioritises landscape character protection in Areas of High Landscape Value. Officer noted over-domestication eroding rural character; Committee accepted minimal impact.
Business Policy 11
Supports rural tourist conversions if complying with ENV16/HP11 and not undermining countryside policies. Officer found non-compliant; referenced in refusal but overridden.
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 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
Tie to main house - tourist use only
The tourist development hereby approved shall remain connected to the main house known as 'Lambfell Beg' and shall only be used for tourist purposes in line with C3 and shall not be sold, rented nor used as a separate independent dwelling at any time. Reason: To ensure that the development is only used in connection to the main house and to prevent the creation of an unjustified separate dwelling in the countryside.
Maximum occupancy 31 days
The tourist accommodation and use hereby approved shall not be occupied by the same person(s) for a single period or cumulative periods exceeding 31 days in any calendar year. Reason: To ensure that the development is only used and occupied as short let tourist holiday accommodation only.
Parking details
Prior to the tourist use coming into use, details of parking for the site for use by the main dwelling and associated to the tourist unit shall be provided and approved in writing by the Department. The tourist unit shall not be occupied or operated until the parking and turning has been provided in accordance with the approved plans and shall be retained for parking and free from obstruction at all times. Reason: To ensure that sufficient provision is made for off-street parking for both the existing house and tourist use.
Lighting details
Prior to the tourist use coming into use, details of lighting for the site shall be provided and approved in writing by the Department. The lighting shall only be installed in full accordance with the details approved and retained as such thereafter. Reason: To ensure there is no lighting brought forward which may impact dark skies or impact on the recognised bats habitat in this area.
no objection but the containers need to be removed from the drawings
Do not oppose - no significant negative impact upon highway safety, network functionality and/or parking as the development is relatively small and the vehicular access has suitable visibility exiting the site onto the A3
in support - aligns with 'Our Island Our Future Visitor Economy Strategy 2022-2032' for new eco-friendly non-serviced units, enhances visitor experience with access to nature, stargazing and walking routes
Highway Services, Visit Isle of Man Agency, and German Commissioners have no objections to application 24/00211/C, while DEFA Ecosystems initially objected due to bat collision risks from the proposed wind turbine but no updated response is provided.
Key concern: potential impact on bats from the proposed wind turbine which is only a few meters away from a hedge bank
Highway Services HDC
No ObjectionAfter reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and/or parking as the development is relatively small and the vehicular access has suitable visibility exiting the site onto the A3.; Highway Services HDC have reviewed the updated information for planning application 24/00211/C dated 20 Aug 2024 online and have no further comments to make.
DEFA Ecosystem Policy Team
ObjectionThe Ecosystem Policy Team currently object to this application because we are concerned about the potential impact on bats from the proposed wind turbine which is only a few meters away from a hedge bank.; We recommend that the turbine is relocated to the centre of field 314232, and site photographs are provided which illustrate there are no other features within the field which make the location unsuitable.
Visit Isle of Man Agency
No ObjectionVisit Agency Officers would have no objection to this development.; the proposal set out by the applicant contributes to the objectives of the Our Island Our Future Visitor Economy Strategy.
German Commissioners
No Objection24/00211C Lambfell Beg Cronk y Voddy change of use from home office to tourist accommodtion erection of carport wind turbine and polytunnel NO OBJECTIONS
German Commissioners
No Objection24/00211 Lambfell Beg Cronk y Voddy conversion of garage office to tourist accommodation new sewerage treatment works and external decking and carport NO OBJECTION but the containers need to be removed from the drawings associated with this application.
Conditions requested: the containers need to be removed from the drawings associated with this application
