7 March 2022 · Director of Planning and Building Control (Jennifer Chance)
33, Mines Road, Laxey, Isle Of Man, IM4 7nh
The proposal involved changing the use of a rear summerhouse (3.37m wide x 4.87m deep x 2.60m ridge height) within the steeply sloping garden of a two-storey Manx cottage to self-catering tourist accommodation, with guests using toilet, kitchen, and shower facilities in the main dwelling accessed via steep stairs.
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The officer concluded the proposal fails General Policy 2(h) because the summerhouse does not provide satisfactory amenity standards within itself, relying on shared facilities in the main house acces…
General Policy 2
GP2(h) requires developments to provide satisfactory amenity standards in itself. The officer assessed the summerhouse as failing this due to no private bathroom/kitchen facilities, reliance on steep, unlit access to main house posing safety risks, and potential for garden lighting nuisance to neighbours.
Environment Policy 35
Seeks to protect the character and appearance of the Conservation Area. Noted as applicable but no specific assessment of visual impact beyond flue acceptability.
Business Policy 13
Presumes in support of additional use of private dwellings for tourist accommodation if it does not compromise neighbour amenity. Failed due to overlooking and nuisance risks.
Environment Policy 22
Addresses impact of flues. The retrospective flue modification was deemed acceptable given its minor size and commonality on residential properties.
Environment Policy 23
Addresses changes to neighbouring amenity from development. Failed due to potential for tourist use to cause overlooking from elevated veranda and nuisance.
Do not Oppose.
Garff Commissioners objected to the application due to inadequate facilities in the summerhouse and problematic access to main dwelling facilities, while DOI Highways Division did not oppose and added no further comments after amendments.
Key concern: summerhouse could not be justified as ‘self-catering’ because of the lack of facilities within the structure
Garff Commissioners
ObjectionThe Commissioners expressed concern with these proposals.; the summerhouse could not be justified as ‘self-catering’ because of the lack of facilities within the structure.; access to these facilities could be problematic particularly the night-time.; The Commission resolved to object to this application.
Department of Infrastructure (DOI) Highways Division
No ObjectionDo not oppose; Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and /or parking; The Applicant is advised to consider provision for bicycle parking and an electric vehicle charging point to aid mode choice, sustainable and Active Travel
Highways Development Control
No ObjectionHighways Development Control notes the amendments uploaded on 24 December 2021 and adds no further comments to those made on 19 November 2021.; A recommendation of ‘Do Not Oppose’ continues to apply.
