11 February 2025 · Head of Development Management (Stephen Butler)
Orrisdale House, Orrisdale, Kirk Michael, Isle Of Man, IM6 2hp
The proposal involves changing the use of three historic rural cottages, previously approved for tourist accommodation, to allow additional private residential use as up to three dwelling units, without any physical alterations to the buildings.
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The officer concluded that the additional residential use of the three cottages meets Housing Policy 11 by reusing rural buildings of sufficient architectural, historic, and social interest without ph…
Strategic Policy 1
Requires efficient use of land and resources. The officer found the proposal makes best use of existing rural cottages of historic interest without physical changes, ensuring their retention.
Strategic Policy 4
Development must ensure suitable protection of fabric and setting of Registered Buildings. Conditions revoking PD rights protect the RB249 setting from future domestic paraphernalia.
Spatial Policy 5
Development in the countryside only in line with GP3. Accepted as an exception for conversion of rural buildings of interest per GP3(b) and HP11.
General Policy 3
Exceptions to countryside development include (b) conversions of rural buildings into residential subject to HP11. Proposal qualifies as reuse without extension.
Housing Policy 11
Supports conversion of rural buildings into dwellings if of sufficient interest and meeting criteria. Cottages warrant retention due to architectural, historic, social interest; provides parking and amenity space.
Environment Policy 1
Protection of countryside for its own sake. No physical changes; reuse prevents neglect.
Environment Policy 2
Protection of AHLV. Amended parking avoids tree impact; no adverse landscape effects.
Environment Policy 10
Flood risk assessment. Surface water risk not worsened by residential use over tourist.
Environment Policy 13
Flood risk on or off site. No increased impact beyond existing use.
Environment Policy 40
Development should not impact ancient monuments. Monuments sufficiently distant per historic mapping.
Environment Policy 42
Designed to respect character and identity of locality. Conditions control future changes to maintain rural character.
Transport Policy 4
Highway safety. Highway Services no objection; existing access suitable.
Transport Policy 7
Parking. Open yard accommodates 2 spaces per unit; small scale self-regulates.
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.
No additional structures or hardstanding
Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2012 (or any Order revoking and/or re-enacting that Order with or without modification), there shall be no placing, erecting or undertaking of the following works within the curtilage of any tourist or dwelling unit hereby approved, without the prior written approval of the Department: no garages or other free standing buildings or structures; no extension, enlargement or other alteration of the dwelling(s); no garden sheds or summerhouses; no greenhouses or polytunnels; no decking or hardstanding. Reason: To control development and culmination of structures in the interests of the visual setting of the site and registered building, with exception to some levels of boundary fencing as shown and assessed as part of this application covered in subsequent condition 3.
Boundary treatments restricted
Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2012 (or any Order revoking and/or re-enacting that Order with or without modification), no fences, gates, walls or other means of enclosure shall be erected or placed within the curtilage of any tourist or dwelling unit hereby approved other than that expressly authorised by this approval and as shown on drawing number 1718.4 Rev 1, without the prior written approval of the Department. Reason: To control development and culmination of structures or boundary treatments in the interests of the visual setting of the site and registered building, with exception to some levels of boundary fencing as shown and assessed as part of this application.
No residential use of outbuilding
No approval is granted to any residential use of the outbuilding outlined in blue on drawing number 1718.4 Rev 1. Reason: For the avoidance of doubt noting the blue line not being included on the existing site plan.
Limited to three residential units
Approval is granted only for the additional use of the three tourist cottages for up to three residential units only. Reason: The application has been assessed on this basis only as submitted within the application detail.
No objection; no significant negative impact upon highway safety, network functionality and/or parking as the existing access and layout is acceptable for the proposals
