4 March 2024 · Head of Development Management (Stephen Butler)
Additional Supply, Rose Hill Farm, Richmond Hill, Douglas, Isle Of Man, IM4 1jg
The proposal involves converting an existing 'L'-shaped, single-skin concrete block stable building with timber veranda into four tourist units for two people each, including widening doors, adding terrace access doors, and cladding walls in Antique Oak coloured composite.
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The amended scheme addresses all reasons for refusal of prior application 22/01500/B by reducing scale from 6 to 4 units, lowering massing, and using darker Antique Oak composite cladding to retain or…
Strategic Policy 1
Directs development to sustainable locations; proposal acceptable in countryside as conversion using existing fabric without landscape detriment.
Spatial Policy 5
Restricts development outside settlements; exception via GP3 for rural conversions where visual impact not increased.
General Policy 2
Protects amenities and highway safety; no overbearing/overlooking or highway issues due to reduced scale.
General Policy 3
Allows rural conversions of buildings with historic interest or redevelopment reducing environmental impact; building lacks historic value but cladding reduces visual impact and scale is modest.
Environment Policy 1
Protects countryside; proposal retains character without increased landscape harm.
Business Policy 13
Supports tourist development reusing built fabric without adverse environmental impact.
Transport Policy 4
Ensures safe highway access; reduced activity and Highways no objection.
Transport Policy 7
Protects highway capacity; no material impact confirmed.
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.
Landscaping scheme
No development shall take place until full details of soft and hard landscaping works have been submitted to and approved in writing by the Department and these works shall be carried out as approved. Details of the soft landscaping works should include details of new planting (including tree planting) showing, type, size and position of each. All planting, seeding or turfing comprised in the approved details of landscaping must be carried out in the first planting and seeding seasons following the completion of the development or the occupation of the dwelling, whichever is the sooner. Any trees or plants which die or become seriously damaged or diseased must be replaced in the next planting season with others of a similar size and species. Details of the hard landscaping works include footpaths and hard surfacing materials. The hard landscaping works shall be completed in full accordance with the approved details prior to the first occupation of the dwelling hereby permitted. Reason: To ensure the provision of an appropriate landscape setting to the development.
No Objection
No significant negative impact upon highway safety, network functionality and/or parking, subject to remaining as tourist accommodation for lifetime of development. Advise cycle parking and EV charging.
Supportive of the application
Highway Services HDC has no objection to 23/01063/B subject to the units remaining as tourist accommodation; Visit Isle of Man Agency supports the application; DEFA Environmental Protection Unit requests confirmation on sewage treatment details; Braddan Commissioners have no objection.
Key concern: Sewage treatment works size and discharge method require confirmation and potential licensing or percolation tests
Highway Services HDC
Conditional No ObjectionAfter reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and /or parking, subject to the dwellings remaining as tourist accommodation for the lifetime of the development (due to adopted highway issues and access considerations).; The applicant is advised to consider cycle parking and EV charging points for the users of the tourist accommodation.
Conditions requested: dwellings remaining as tourist accommodation for the lifetime of the development
Visit Isle of Man Agency
SupportWell-designed rural accommodation is important to support the strategy and ensure the Island has a diverse accommodation stock to respond to visitor requirements.; The addition of four additional apartments at Rosehill Farm will support the growth in group accommodation on the Island following the loss of a large site of self-catering properties in early 2023.; Visit Agency Officers are supportive of this application.
DEFA Environmental Protection Unit
No Commentplease can the agent or applicant confirm the following information; · Size of the existing and new biodisc sewage treatment works. · Discharge method for both of the sewage treatment works;; If the sewage treatment works is connected to a drainage ditch or watercourse a discharge license will be required.; If the discharge is connected to a soak-away; percolation tests will need to be carried out in accordance with Building Regulations.
Braddan Commissioners
No ObjectionBraddan Commissioners considered the planning applications below at their meeting last week on 28 September and I can confirm that they had no objection to any of them.
