15 April 2025 · Planning Committee
Lakeside, Patrick Road, St. Johns, Isle Of Man, IM4 3bp
The proposal involves demolishing and rebuilding the existing fisherman's hut (75m² floor area using SIP panels) to create accessible tourist accommodation within the residential curtilage of Lakeside, a dwelling set back 209m from the A30 Patrick Road amid mature trees, a large lake, and the River Neb.
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The rebuilding would not adversely impact the visual amenity of the countryside setting and landscape, nor private or public amenity, complying with Environment Policies 1, 2, 16, and Housing Policy 1…
Spatial Policy 5
Requires consideration of design and visual impact. The proposal matches prior approved design, scale, and finishes, with no visual impact due to heavy tree screening and rural cladding.
Strategic Policy 8
Supports reuse of quality buildings for tourism. The former fisherman's hut is repurposed for short-let holiday use, aligning with tourism policies.
General Policy 2
General development considerations (a-n). All material issues previously deemed compliant in prior approvals remain so.
General Policy 3
Exceptions to development in countryside. Demolition aspect technically contrary via cross-reference to HP11 and EP16, but finely balanced exception allowed due to identical form and tourism restriction.
Environment Policy 1
Protection of countryside and ecology. No adverse impact; drainage condition protects River Neb.
Environment Policy 2
Protection of character of AHLV. Site in Area of High Landscape Value; proposal screened, no visual impact.
Environment Policy 16
Use of rural buildings for tourism; explicitly states no permission for rebuilding ruins or replacements, but exception justified here.
Housing Policy 11
Conversion of rural buildings to tourist use; proposal contrary due to demolition/rebuild, but balanced exception prevents new dwelling.
Business Policy 11
Conversion of rural building to tourist use. Supports the change subject to conditions ensuring holiday occupancy only.
Business Policy 12
Conversion of redundant buildings in countryside to tourist use. Aligns with reusing fisherman's hut.
Business Policy 14
Tourist development in rural areas. Supports short-let accommodation.
Transport Policy 4
Highway safety. No objections from Highways.
Transport Policy 7
Parking provisions. No issues raised.
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 independent residential use
Other than as provided for in Condition 3, the change of use of the 'Fisherman's Hut' hereby approved shall not be occupied at any time other than for purposes incidental to the enjoyment of the residential use of the dwellinghouse, known as 'Lakeside', and shall not be separated, sold off or occupied as an independent dwelling unit. Reason: To ensure proper control of the development and to avoid any future undesirable fragmentation of the curtilage.
Short-let holiday use only
Other than as provided for in Condition 2, the development hereby approved shall not be used or occupied other than for the purpose of short-let holiday accommodation and shall not be used as a separate dwelling. The accommodation hereby approved shall not be occupied by the same person(s) for a single period or cumulative periods exceeding 28 days in any calendar year. Reason: To ensure that the development is only used and occupied as short let holiday accommodation and to prevent the creation of an unjustified separate dwelling in the countryside.
External lighting approval
There shall be no external lighting at the site unless full lighting plan details have been first submitted to and approved in writing by the Department, such details shall include position of lights, level of illumination and cowl details. Any external lighting shall then only be installed in full accordance with the approved lighting plan. Reason: In the interests of the character and appearance of the site and surrounding area.
Natural timber cladding
Prior to occupation, the proposed development hereby approved shall be externally cladded where shown on Drawing No. 20181-PL05 with natural timber only and retained as such thereafter. Reason: To ensure the level of finish is appropriate for the rural setting.
Existing drainage, no discharge to River Neb
The building hereby approved, shall be drained as per the existing arrangement as noted in the application, and on the Application form. There shall be no discharge of waste water or rain water from the building into the River Neb. Reason: To prevent any cross contamination of the River Neb, in the interests of protecting and enhancing the biodiversity of the environment.
No objection and seek an evacuation plan (addressed by condition)
No objection
DOI Flood Risk Management Division has no objection subject to a condition requiring an evacuation plan to be clearly posted in the tourist accommodation due to surface water flooding potential.
Key concern: property is in an area that has the potential to suffer from surface water flooding
Department of Infrastructure Flood Risk Management Division
Conditional No ObjectionDNOC; The property is in an area that has the potential to suffer from surface water flooding.; FRM suggest that an evacuation plan be clearly posted in the tourist accommodation.
Conditions requested: an evacuation plan be clearly posted in the tourist accommodation
