25 January 2024 · Head of Development Management (Stephen Butler)
Lakeside, Patrick Road, St. Johns, Isle Of Man, IM4 3bp
The proposal involves extensions to an existing fisherman's hut on the curtilage of Lakeside, a dwelling set back 209m from Patrick Road in a rural location near a lake and the River Neb, increasing the floor area from 57sqm to 75sqm for improved disabled accessibility with separate wheelchair-accessible bedrooms, show…
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The principle of converting the fisherman's hut to tourism use was established as acceptable under prior approval PA 22/00501/B, with the current scheme's minor design changes enhancing inclusivity fo…
Spatial Policy 5
Requires high quality design minimising visual impact. Officer assessed extensions as subordinate to existing form, screened by trees, with rural finishes ensuring no harm to countryside character.
Strategic Policy 8
Supports reuse for tourism. Principle acceptable per prior approval, enhanced by accessibility improvements.
General Policy 2
Considers amenity, highways, drainage. No impacts on neighbours, highways, or drainage after consultee input.
General Policy 3
Allows countryside exceptions for tourism reuse. Proposal fits as minor extension to approved scheme.
Environment Policy 1
Restricts developments with adverse visual impact. No harm due to screening and location; complies as conversion retains rural character.
Environment Policy 2
Protects Areas of High Landscape Value. Site in AHLV; proposal invisible from public views, design blends with setting.
Environment Policy 7
Protects River Neb. New drainage to soakaway/field approved by DEFA, no discharge to river.
Environment Policy 16
Permits rural building tourism use. Fisherman's hut conversion acceptable with conditions.
Housing Policy 11
Relevant to rural conversions; cited in conclusion as compliant, preventing separate dwelling.
Business Policy 11
Supports rural tourism conversions. Principle aligns with policy for redundant buildings.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
No separate occupation of hut
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.
Short-let holiday use only
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.
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.
Natural timber cladding
The proposed development hereby approved shall be externally cladded where shown on Drawing No. 20149-PL04 with natural timber only and retained in perpetuity.
Drainage restrictions
The building hereby approved, shall be drained as indicated in Section 5.0 of the Planning Statement, and Application form. There shall be no discharge of waste water or rain water from the building into the River Neb.
no interest
no objection; notes new sewage treatment unit to drainage field managed by building control; reduced concern after hot tub removal
no objection
no comment
DEFA Inland Fisheries, DEFA EPU, Highway Services, and Patrick Parish Commissioners all raised no objections to application 23/01325/B, with some advisory notes on drainage, lighting, and construction precautions.
Key concern: lighting directed onto the River Neb impacting migratory fish
DEFA Inland Fisheries
No ObjectionInland Fisheries have viewed the response from EPU and conclude that we have no objection to this application.; DEFA, fisheries have no objections to this development from a fisheries perspective, provided that there is no adverse effect on the adjacent watercourse.; the applicant must ensure that any potential lighting is not to illuminate the Neb River
Conditions requested: any potential lighting is not to illuminate the Neb River as this may cause a barrier to migratory fish species; no direct exterior lighting be directed onto the river; precautions will be needed to reduce the possibility of harmful materials such as concrete or washings entering the river
DEFA EPU
No ObjectionAs the unit is going to be connected to a drainage field this will be managed through building control and percolation tests will be required.; the concerns addressed in the previous application 22/00501/B have been confirmed.
Conditions requested: drainage field will need to be >10m from the river or lake to ensure the effluent is absorbed by the ground and not discharged into the waterbodies; percolation tests will need to be carried out in accordance with Building Control regulations
Highway Services
No ObjectionHighway Services HDC has no interest (NHI) in: 23/01325/B
Patrick Parish Commissioners
No CommentNO COMMENT would be made to the following new Applications: 23/01325
