APL Statement

Statement to accompany planning application for change of use <br> - Greenbank, 33 Mines Road, Laxey. IM4 7NH <br> 19th August 2021

The property lies within an area designated as Residential on the Area Plan for the East and also within a Conservation Area. The site stretches up towards the Snaefell Mountain Railway Line but the summer house cannot be seen clearly from there due to intervening vegetation. Similarly, there is now vegetation between the summer house and the property immediately to the north which prevents any inter visibility between the two gardens. The rear gardens of the application property and number 32 are more open due to there being no boundary between the two and just low lying planting and shrubs.

I understand that it would be possible for us to operate a bed and breakfast arrangement from our home, using up to two of the existing three bedrooms and that any guests staying with us could use the summer house and go up and down as they wish. However, we would like to have guest accommodation available where the guests may sleep in the summer house and use the toilet, kitchen and shower facilities in the main house and that planning approval is required for this in addition to permission under the Department for Enterprise's tourist accommodation scheme, Building Regulations and Fire Safety requirements. We have spoken with Building Regulations who are content with the proposal and also we are discussing the project with Department for Enterprise.

There are two off road parking spaces available to the property although currently one space is occupied by timbers which will in time be removed. Any visitors are likely to have, at most, one vehicle or potentially two motorcycles. Stays are likely to be short term due to the size of the space available.

The site is very close to some of the Island's major tourist attractions - Laxey Wheel, the Manx Electric and Mountain railways, Laxey beach and many walks including the Raad ny Foillan. Any visitors staying with us will have these facilities on their doorstep.

Whilst the use of the summer house for tourists staying at the property will result in additional comings and goings, we believe that these will be no more than would be the case if we utilised the provision in the Town and Country Planning (Changes of Use)(Development)(No 2) Order 2019 Part 2, Class 3 for the operation of a bed and breakfast set up and this also applies to any perceived impact on car parking and highway safety.

We have discussed this with our neighbours prior to submitting the application and confirm that they had no objections to the proposal.

Photographs accompanying the application show:views of, and from, the summerhouse.

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