27 February 2024 · Head of Development Management (Stephen Butler); issued by Director of Planning and Building Control (J Chance)
Stoney Croft, Glen Vine Road, Glen Vine, Isle Of Man, IM4 4hf
The proposal involves converting the first floor of the existing garage at Stoneycroft, a large detached dwelling in Glen Vine, into self-contained open-plan kitchen/lounge and bedroom space for use as ancillary accommodation for family/friends or short-term tourist lets.
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The officer assessed the proposal against key issues including character and appearance, finding the carport with terrace above proportionate to the main dwelling and not harmful to the property or st…
General Policy 2
General Policy 2 sets general standards for acceptable development. The officer assessed the extensions, alterations, and tourist use against it, finding the carport/terrace proportionate and not harmful to character, appearance, or amenity, with overall compliance tipping the balance for approval.
Business Policy 13
Business Policy 13 presumes in favour of additional tourist use of private dwellings if it does not compromise neighbour amenity. The officer applied this to the proposed self-catering unit, concluding minimal amenity impact due to shared facilities and owner incentives for quiet operation.
Environment Policy 23
Environment Policy 23 addresses changes to neighbouring amenity from development. Assessment found no overbearing or privacy issues from the first-floor terrace/doors, with tourist behaviour not expected to exceed typical residential activity.
Community Policy 7
Community Policy 7 relates to reducing fire outbreak risks. No new issues raised as works are extensions to existing dwelling with fire exit door separation.
Community Policy 11
Community Policy 11 concerns preventing criminal activity. No changes expected from extension to existing dwelling.
Transport Policy 7
Transport Policy 7 with Appendix 7 governs parking. Existing large parking area plus garage and carport provide ample provision.
Infrastructure Policy 5
Infrastructure Policy 5 addresses water conservation. No increase in water usage from proposal.
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.
Ancillary or tourist use only
The proposed use hereby approved shall be used only for family and friends of those occupying the main dwelling as ancillary accommodation or as additional self contained tourist accommodation. The part of the building shall not be 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 stay limit
The additional tourist 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.
Approved floor area only
The use hereby approved relates only to the floor area as shown on drawing 05P (floor plan as proposed) only. Reason: For the avoidance of doubt.
no significant negative impact upon highway safety, network functionality and/or parking
no objections
Highway Services and Marown Parish Commissioners raised no objections to the application, while neighbouring residents of Woodlands objected due to concerns over noise, dogs, property values, and sewage capacity.
Key concern: sewage arrangements inadequate for increased occupants with risk of tail drain overload
Highway Services HDC
No ObjectionAfter reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and/or parking.
Marown Parish Commissioners
No ObjectionThe Commissioners have NO OBJECTION to the following: 23/01317 – Additional use for tourism and access arrangements at Stoneycroft, Glen Vine Road, Glen Vine.
Woodlands residents
ObjectionWe object to application 23/01317/B and request that it be refused.; property values would be negatively affected by the commercial activity contemplated in the planning application; the sewage arrangements need to be reviewed as part of the planning or building control processes; we request that as part of the review of the planning application an appropriately qualified sewage engineer from Manx Utilities be instructed to assess this risk
Conditions requested: reasonable limit on number of persons who may occupy the tourist accommodation at any one time; House Rules addressing use of garden with noise kept to reasonable level and games not continuing past certain time (perhaps 8pm); House Rules prohibiting dogs in tourist accommodation; report by qualified sewage engineer assessing that extra effluent will not overload tail drain and related infrastructure
