17 February 2025 · Planning Committee
Glebe Farm, Main Road, Kirk Michael, Isle Of Man, IM6 2hd
The proposal involved changing the use of two existing holiday cottages at Vicarage Holiday Cottages, Land at Glebe Farm, Main Road, Kirk Michael, to permit additional residential occupation alongside their tourist use.
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The Planning Committee refused the application despite the officer's recommendation for approval, determining that while the proposal was acceptable in principle due to the site's 'Predominantly Resid…
General Policy 2
Requires consideration of amenity standards, including protection from overbearing impact, overlooking, and loss of privacy. The Committee found the proposal failed this test for Unit 1 due to close proximity of access/parking to habitable room windows, creating actual/perceived overlooking at eye level and from elevation differences, unlike tourist use expectations.
Strategic Policy 1
Supports residential use within settlement boundaries near dwellings. Officer found broad alignment but required assessment of site constraints like amenity and access.
Strategic Policy 2 - Priority for new development to identified towns and villages
Site within Kirk Michael settlement boundary at its end, near residential dwellings, supporting principle of residential use.
Housing Policy 4
Site location aligns with policy for housing in existing settlements.
Transport Policy 7
Four parking spaces provided (two per unit) complies with standards in Appendix 7.
Environment Policy 42 - character and need to adhere to local distinctiveness
Officer deemed proposal compliant as no significant change in impact from existing modest properties.
Housing Policy 17
Principles on outlook, amenity space, parking, traffic assessed; internal space suitable but external amenity for Unit 1 inadequate.
do not oppose the application; proposed use as two dwellings acceptable as it would generate similar or slight increase in trips compared to existing tourist use, low risk to two-way movement along access lane.
Highway Services Division (HDC) initially had concerns about access safety for two units but after updated information and clarifications, confirmed no opposition to the application.
Key concern: useability and safety of the access road with two-way movements from individual properties
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 site is existing and is a single dwelling conversion application, would have a similar or minor intensification of use to the existing access, and the existing access has suitable visibility onto the adopted highway.; The Applicant is advised to consider secure cycle parking and EV charging to aid Active Travel and Net Zero ambitions.
Highway Services HDC
ObjectionWith the proposals now split into two, HDC would have concerns with the useability and safety of the access road with two-way movements from individual properties.; HDC now currently oppose the application until the above is adequately addressed.
Conditions requested: The Applicant should provide passing places for private vehicles along the length of the access road, suitable forward visibility at bends (or suitable mitigation if constrained), and swept path tracking for two-way movements taking into account individual properties, to demonstrate that the access road can accommodate two properties.
Highway Services HDC
Conditional No Objectionthe proposed use as two dwellings appears acceptable as this would generate similar or a slight increase in trips compared to the existing use and therefore the risk would be low in regards to two way movement along the access lane.; the approvals are considered to not cause an significant negative impact on highway safety and therefore HDC now do not oppose the application.
Conditions requested: Providing the land to the south of the site does not need access from the Glebe Farm through the site
Highway Services HDC
No ObjectionThis is fine for HDC and do not oppose the application.
