7 April 2025 · Delegated - Principal Planner (Chris Balmer)
Glen Cottage, Glen Road, Laxey, Isle Of Man, IM4 7aj
The proposal involves changing the use of Glen Cottage, a detached house in a predominantly residential area of Laxey, to allow additional use as tourist accommodation without any physical alterations to the building.
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The officer assessed that the proposal would not have an unacceptable impact on neighbouring amenities or highway safety. For parking, the demand from one group of tourists is considered the same as a…
General Policy 2
General Policy 2 (b),(g),(h),(i),(m),(n) requires consideration of amenity, highway safety, flood risk and environmental impacts. The officer assessed the proposal against these, finding no unacceptable impacts on neighbours, highways or flood risk due to similar use intensity and imposed conditions.
Business Policy 13
Business Policy 13 states permission will generally be given for using private residential properties as tourist accommodation, providing it can be demonstrated that such use would not compromise the amenities of neighbouring residents. The officer found no significant impact on neighbours, as tourist behaviour is comparable to residents.
Transport Policy 7
Transport Policy 7 concerns highway safety and parking. The officer confirmed acceptability based on no increased parking demand over residential use and no objection from Highway Services.
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 ground floor sleeping accommodation
The ground floor level shall not be used for any sleeping accommodation as shown on drawing L/7741/1. Reason: in the interests of Flood Risk Safety
no objection
does not oppose; no significant negative impact upon highway safety, network functionality and/or parking as the proposed use would have a similar or less parking demand to the existing use
does not object on the condition that no sleeping accommodation on the ground floor and an evacuation plan be displayed, along with instructions on the use of equipment
DOI Flood Risk Management Division issued DNOC due to high flood risk, requiring specific conditions on no ground floor sleeping accommodation and flood preparedness information; Garff Commissioners raised no objections.
Key concern: property lies within a high risk flood zone
Department of Infrastructure Flood Risk Management Division
Conditional No ObjectionDNOC; The property lies within a high risk flood zone and whilst there are flood defences the property should not be reliant on 3rd party flood defences alone; Please condition the following sections of the Planning Statement- 4.5 ... 5.3 ... 5.4 ...
Conditions requested: No sleeping accommodation is on the ground floor of the premises. All visitors will be provided with information on how to receive alerts for extreme weather conditions and potential flood warnings and sandbags and other emergency equipment will be made available along with instructions on how to use them along with evacuation procedures.; All visitors will be provided with information about how to be prepared for potential flood events and what to do should one occur and the property be at risk of flood water ingress.; No sleeping accommodation is contained within the ground floor
Garff Commissioners
No ObjectionThere were no objections.
