24 April 2015 · Delegated - Head of Development Management (Jennifer Chance)
Field 614992, Postal Locality, Glen Roy, Laxey, Isle Of Man, IM4 7qb
The proposal seeks retrospective permission to change the use of an old Nissen hut, located on a small 0.08 hectare site next to a narrow country lane, river, and Riverside Cottage in the rural Glen Roy valley west of Laxey, to serve as a residential garage for the applicant living in Douglas.
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The officer assessed the proposal against the site's ambiguous history where no lawful use exists but the Nissen hut structure is immune from enforcement as it has stood unchanged for decades; prior r…
Strategic Policy 1
Requires optimising use of redundant buildings and efficient site use with access/landscaping. Officer found proposal re-uses existing lawful hut without physical changes, acceptable with landscaping condition improving setting over current scrub.
Strategic Policy 2 - Priority for new development to identified towns and villages
Limits countryside development to exceptions in GP3. Hut re-use as low-impact garage on previously developed land with building deemed acceptable as not constituting new 'development' harmful to countryside protection.
Spatial Policy 5
Requires positive environmental contribution. Landscaping scheme (trees, grass, repainting) improves dated hut appearance against woodland backdrop in rural valley.
Strategic Policy 10
Promotes integrated transport minimising car journeys and ensuring safety. Acceptable due to low vehicle movements, off-highway parking space, and confirmed visibility.
Spatial Policy 5
Countryside development only per GP3 exceptions. Fits as re-use of redundant building in PDL with existing structure.
General Policy 3
Exception (c) for previously developed land with redundant building where re-development improves landscape. No lawful use but structure lawful; garage use with landscaping betters visual impact.
Environment Policy 1
Protects countryside unless overriding need. Low-key garage use on existing building does not adversely affect countryside/ecology.
Environment Policy 2
In AHLV, landscape character paramount unless no harm. Use causes no additional harm over existing low-key hut; landscaping mitigates domed appearance.
Environment Policy 10
Requires flood risk assessment if potential risk. None submitted but no new hardstanding proposed adjacent river, so no increased risk.
Environment Policy 13
No unacceptable flood risk. Change of use does not increase on/off-site flooding.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Visibility splay
Nothing must be planted, erected or allowed to grow above 1.05 metres in height within the visibility splay as shown on Plan 1020/PL02, date-stamped as having been received 27th November 2014.
Soft landscaping scheme
The soft landscaping scheme, as shown on Plan BD-MP-2 Revision A, date-stamped as having been received 12th March 2015, must be carried out prior to the change of use hereby approved being carried out. For the avoidance of doubt, this means that the 6 no. leylandii trees, the 3 no. cherry trees and the grass seed must be planted prior to the change of use hereby approved being carried out.
Residential garage use only
The building within the application site shall only be used as a residential garage.
Maximum 3 private cars
No more than 3 private cars shall be parked on the site at any one time.
No commercial use
No use related to commercial activity of any kind shall be carried on at the site.
No commercial vehicles
No vehicles related to any kind of commercial activity or enterprise shall be parked on the site at any time.
recommended approval
no objection subject to visibility splay condition; later confirmed acceptable splays achievable
no concerns as long as used as residential garage not mechanics workshop; contact if alterations proposed
