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25/90868/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 25/90868/B Applicant : Mrs Lydia Mabbott Proposal : Relocation of existing shed, replacement of two other sheds with summerhouse for use as jewellery studio and workshop Site Address : Sekondi 12 Victoria Road Castletown Isle Of Man IM9 1EW
Photo Taken : Site Visit : 07.11.2025 Expected Decision Level : Planning Committee
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 19.01.2026
Conditions and Notes for Approval: C : Conditions for approval N : Notes attached to conditions
C 1. 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.
C 2. The use hereby approved shall only be undertaken between 9.30am to 8pm on weekdays and Saturdays and only two classes per day. The use shall not be undertaken at any time on Sundays or Public Holidays.
Reason: To ensure that the development is undertaken in accordance with the application details and in the interest of protecting neighbouring living conditions.
C 3. The area of the building to be used for jewellery classes shall be limited to the rear shed and the use hereby permitted shall not extend into any other part of the premises.
Reason: To minimise the disturbance to adjacent residential occupiers and to protect the residential character of the locality.
C 4. The use approved shall only be for the benefit of Lydia Mabbott while in full time residence at the application site. Should the use cease or should Lydia Mabbott no longer be full time resident, the shed must be restored to its previous use as residential use only.
Reason: The development hereby approved is only acceptable in this location because of the factors as outlined in the officers report.
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C 5. Notwithstanding the provisions of any classes of the Town and Country Planning (Use Classes) Order 2019, the development hereby approved shall only be used as a jewellery workshop and for classes as outlined in conditions 2 & 3.
Reason: the proposal has been approved as a departure from the development plan on the basis of the specific use applied for, therefore any different use would need to be fully assessed by way of a planning application.
C 6. Notwithstanding the provisions of the Town and Country Planning (Control of Advertisements) Regulations 2013 (or any Regulations revoking and/or re-enacting those Regulations with or without modification) no advertisement on or within Sekondi, 12 Victoria Road may be displayed without the prior submission and approval of advertisement consent.
Reason: To control development in the interests of the amenities of the surrounding area.
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Interested Person Status - Additional Persons
It is recommended that the following organisations should be given the Right to Appeal on the basis that they have submitted a relevant objection: Highway Services - Objection due to condition not being added
It is recommended that the following organisations should NOT be given the Right to Appeal: Castletown Commissioners - No Objection
Officer’s Report
THIS APPLICATION IS BROUGHT BEFORE THE PLANNING COMMITTEE DUE TO THE PROPOSAL BEING AGAINST THE LAND ZONING AND RECOMMENDED FOR APPROVAL
THE APPLICATION SITE 1.1 The application site is within the curtilage of "Sekondi," No.12 Victoria Road, which is a semi- detached dwelling situated to the South East of Victoria Road.
1.2 To the rear of the property is a concrete base which takes up the bottom part of the garden, that currently has several sheds situated upon it.
1.3 The rear garden is accessed via a porch adjacent to the existing garage.
1.4 To the front of the property is a large amount of hardstanding (driveway) which would be suitable for 5 cars off road, some in tandem. There is no manoeuvring space within the front for cars to turn around, as such they will either need to reverse into the driveway or off the driveway onto the main road.
THE PROPOSAL 2.1 The current planning application seeks approval for the erection of a shed in connection with the Change of Use of the shed for a jewellery workshop and studio.
2.2 The shed measures approximately 3.050m by 6.1m with an overall height of 2.440m and is to be constructed on timber with external vertical panels. There is proposed one window within the South West elevation and double doors to the North West elevation.
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2.3 The proposed classes will have up to 8 students, with the proposed times are between 9.30am and 8pm, with the basis of two classes per day with one starting at 9.30am and finishing 12pm and one starting 5.30pm and finishing 8.00pm.
2.4 The following is information supplied by the applicant with regards to their workshops, "The jewellery workshops I intend to offer will be small, pre booked sessions focused on making "simple" sterling silver stacking rings, bangles, earrings and pendants for necklaces. These classes will be suitable for beginners, giving them the chance to learn core skills in a safe and supported environment.
I also intend to offer intermediate workshops for people who already have some knowledge of jewellery making and jewellery making equipment. These sessions will cover techniques such as sea glass setting or stone setting - for example, setting a piece of sea glass on a stacking ring. These classes are offered at an intermediate level simply because the processes involve more steps and a greater level of precision, making them better suited to those who already understand the basic foundations of jewellery making.
Class sizes in both beginner and intermediate workshops will remain small so that all participants can be supervised closely, particularly when using heat or hand tools, and all equipment will be used under my instruction to maintain a safe working environment.
As mentioned in my previous correspondence, it is my intention to run workshops alongside my current work commitments and personal life. For this reason, I will be keeping the range of workshop projects to a minimum, and therefore I will not be offering workshops to make every piece of jewellery that is available on my website.
I plan to focus on beginner friendly pieces, as my market research suggests that most potential customers will fall into this category and jewellery making opportunities on the Isle of Man are not widely available. Workshops will be small and infrequent, with pre booked attendance only, so the activity will have minimal impact on the surrounding area.
Participants will use both copper and sterling silver wire and sheet to create their pieces. The process is exactly the same, but copper is more affordable and therefore ideal for learning. The processes involved typically include: o Measuring and cutting silver wire or sheet o Forming and shaping using hand tools and mandrels o Soldering joins with a small jeweller's torch o Filing, sanding and polishing o Drilling small holes for jump rings or sea glass settings using a bench drill or handheld rotary tool Not all jewellery pieces will require every process outlined above."
PLANNING HISTORY 3.1 The previous applications on the site are not relevant to the assessment of this application.
PLANNING POLICY 4.1 The site lies within an area zoned as Predominantly Residential on the Area Plan for the South, Map 5 - Castletown. The property is not within a Conservation Area or a Flood Risk Zone.
4.2 Turning towards the Isle of Man Strategic Plan, recommendations can be seen (Business Policy
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4.3 The presence of facilities within town and village centres adds to the vitality and success of the centres and investment in property can be used to renew some of the ageing fabric of the town centre buildings. These centres are generally served by existing infrastructure making them more sustainable locations compared with remote countryside spots and reducing demand for private vehicle use which is also an aim set out throughout sustainable policies of the Strategic Plan. Conversely Community Policy 2 also indicates that new community facilities should be located to serve local population and be accessible to non-car users.
4.4 Due to the nature of the application it is relevant to assess whether there would be unacceptable harm to the environment and/or the amenity of nearby properties as per General Policy 2 and Environment Policy 22 & 23, it is also relevant to assess whether there would be an impact on the parking available as per Transport Policy 7
REPRESENTATIONS 5.1 The following representations can be found in full online;
5.2 Highway Services have considered the proposal and initially had concerns regarding the parking available on and off site, additional information was received from the applicant and as such Highway Services are now accepting of the proposal stating, "Highway Services HDC have reviewed the additional information for application 25/90868/B dated 20 Nov 25 online and it shows that there is adequate parking on-street in the local area that would accommodate any overspill visitors parking demand to the site as proposed by the Applicant. Accordingly, Highways HDC now do not oppose the application subject to conditions on parking and turning being available for visitors to the site, as shown on the approved plans, to be retained in perpetuity of the development (for parking and highway safety reasons)." (29.10.25, 24.11.25 x 2)
5.3 Castletown Commissioners have considered the proposal and state, "I can confirm that the Board have no objections to the application submitted for consideration." (12.11.25)
ASSESSMENT 6.1 The main issues to consider in the assessment of this planning application are: Shed
6.2 SHED 6.2.1 When looking at the proposed shed, the Department has Permitted Development in place for the erection of sheds within a residential property, when noting this and the fact that the general visual amenity of the shed is minimal with the shed being a structure which would be seen within a residential environment. As such whilst the proposed erection of the shed is acceptable it is necessary to assess whether the proposed use of the shed for jewellery classes and a workshop is acceptable.
6.3 PRINCIPLE 6.3.1 When looking at the overall principle of the proposal, there is a general acknowledgement that working from home is acceptable under the Town and Country Planning (Change of Use)(Development)(No.2) Order 2019, has permitted development under Class 5 - Working from home, which accepts working from home when there are no additional staff/customers visiting the site and that there is no advertising from the site.
6.3.2 It's also acknowledged that there are several businesses around the Island which provide services from their property which are generally on a one to one basis for several reasons. The
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application site as per section 3.1 is zoned as 'predominantly residential' as such the use of the shed for jewellery classes would not comply with this designation.
6.3.3 However its relevant to note that the majority of the site would remain in residential use, with the access to the shed being through the main dwelling (rear porch), and rear garden. As such it would be hard to split the use from the existing residential use of the site as a whole. Ultimately with conditions to state that the shed can only do jewellery classes/workshop and that it's the occupant at this moment only would mean that the use cannot be used in its own right over the existing use and as such the principle is deemed acceptable.
6.4 NEIGHBOURING AMENITY 6.4.1 When looking at proposals where the applicants are proposing to work from home, Paragraph 9.3.4(c), of the Isle of Man Strategic Plan states that working from home may be permissible where this would not result in there being a detriment to the residential area and that there should be less travelling involved.
6.4.2 As previously stated within this report, there have been several working from home businesses on a one to one basis approved within residential environments with the difference in this proposal being two classes a day for up to eight customers.
6.4.3 Having looked at the previously approved and refused applications, PA20/00770/C is the most relevant to this application due to both of the structures being constructed out of wood and being situated close to neighbouring properties. The inspector for the appeal wrote the following within their report, "However, it seems to me that much would depend on the particular circumstances of each case, including how well the proposed use would be sound-proofed; how far it would be from adjacent residential properties; the extent to which amplified music and other noise would be audible to neighbouring residential properties; and the adequacy of the access and parking arrangements."
6.4.4 When looking at the proposal within this application, "Sekondi" is a semi-detached dwelling which the rear garden where the proposal is situated is abutting the garden of three properties, No.2 Elizabeth Rise (to the South East), No.14 Victoria Road (to the North), and "West View," No.10 Victoria Road (to the South West). Of which it's noted that the neighbours were consulted via letter on the 21st October 2025, and no objections to the proposal has been made.
6.4.5 Generally the main issue with applications such as this and neighbouring amenity is the potential noise which could be facilitated by the proposed use, as such additional information was requested to ascertain what type of classes would be done from the proposed shed and the process, with the applicant stating that the jewellery classes would be "focused on making "simple" sterling silver stacking rings, bangles, earrings and pendants for necklaces," with the participants using both copper and sterling silver wire." The applicant has also provided an examples of the process, "for example, a stacking ring is made by forming a length of copper or sterling silver wire into a circle, soldering the join, shaping it on a ring mandrel and then finishing it through filing, sanding and polishing. The process for making a bangle follows the same steps, just on a larger scale. The same basic method can also be used to make a pendant, with a jump ring added so it can be attached to a necklace, and a very similar process is used for earrings, where the final step is to attach the earrings posts."
6.4.6 Whilst the above provides a good basis for the proposed classes, which would be relatively low in their noise from the process listed above, there is still the potential that over time the noise level of the attendees talking/ other more intensive machinery being used and amplified music could cause a noise disturbance to the neighbouring residents. Whilst weight could be put on putting conditions on the application which would suggest soundproofing be put up on the elevations of the shed, this would not assist in classes during the summer months, where the front double doors would be open due to the heat. A condition could be put on to keep the use to just the shed but this would not be sufficiently enforceable.
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6.4.7 Balance also needs to be given for the circumstances that the Island and world is currently in, in that the likelihood that someone within the surrounding properties would be working from home is likely and as such as a Department we cannot necessarily assume that during the working day no one would be within the surrounding properties and that whilst the Department has approved several working from home applications, these are normally for a therapy, hairdressing or the provisions of beauty treatments on a one to one basis which wouldn't necessarily create additional noise.
6.4.8 Overall the general process submitted for the classes would have a low level with only two classes per day (conditioned), with the majority of the impact being the coming to and goings the classes, which due to the location of the property being on a route from the outskirts to the main Castletown centre from both the railway line and the properties further afield, there is already a high turnover going past the property. As such ultimately the impact from this would be minimal and it would be in the applicants own case to make sure that the use of the shed does not impact their neighbours above and beyond what would be expected.
6.5 HIGHWAY SAFETY 6.5.1 Turning towards the need for additional parking spaces for the proposed classes, in the first instance the property does have a driveway to the front elevation which would be available for the parking of vehicles, approximately five cars, whilst this is the case, there is not enough manoeuvring space within the driveway, which means that the cars would either need to reverse onto the driveway or off the driveway. Which due to the property being adjacent to a roundabout would be dangerous.
6.5.2 Highways Services initially objected to the proposal on this basis, as such additional information was requested from the applicant with regards to parking being available in the surrounding streets/ parking areas for the amount of customers which would be coming to the site. A parking survey was done, which has shown that at several times of the day, parking is available in the surrounding streets/ parking areas.
6.5.3 Proposals such as this can have a degree of concern for the potential coming and going of visitors to the site by private vehicle and ensuring there is sufficient off road parking available to accommodate such traffic movement, and any consequential neighbouring amenity impacts as a result of the increased visitors to the site.
6.5.4 The information supplied with the application indicates that there would be only one employee who is a resident of the property and no further staff would be employed, with the majority of the parking being done in the surrounding area. Whilst the use of the driveway has been provided as part of the proposal, due to the potential highway issues that could arise this shouldn't be conditioned for use.
6.5.5 It's noted that Highway Services have requested a condition with regards to the parking and turning being available for visitors to the site. As stated above firstly there is only enough manoeuvring space for a couple of vehicles within the driveway, which means the majority of customers to the site would be either reversing onto or off the driveway, which would potentially have a highway impact especially when noting that the driveway is adjacent to a busy roundabout. As such when noting this, whilst requested there is sufficient parking in the surrounding area to not require the parking within the site to be conditioned as per Highway Services recommendation.
6.5.6 Overall, the proposal is not expected to result in any significant or adverse highway safety or traffic issues and it should also be noted that DOI have not opposed the application.
CONCLUSION 7.1 Ultimately, whilst the proposed use of the site for classes of up to eight customers would not ordinarily be considered acceptable in a residential area, each application is assessed on its own
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merits taking into account the specific nature of the proposal and the potential impacts arising from it.
7.2 The classes themselves are expected to operate quietly, and no significant noise or disturbance is anticipated. The activity is not considered likely to result in any material increase in impacts on neighbouring properties beyond what would normally be experienced within this streetscene.
7.3 Overall the proposal is considered to accord with General Policy 2 and Environment Policy 22 & 23 of the Isle of Man Strategic Plan 2016.
RIGHT TO APPEAL AND RIGHT TO GIVE EVIDENCE 8.1 The Town and Country Planning (Development Procedure) Order 2019 sets out the process for determining planning applications (including appeals). It sets out a Right to Appeal (i.e. to submit an appeal against a planning decision) and a Right to Give Evidence at Appeals (i.e. to participate in an appeal if one is submitted).
8.2 Article A10 sets out that the right to appeal is available to: o applicant (in all cases); o a Local Authority; Government Department; Manx Utilities; and Manx National Heritage that submit a relevant objection; and o any other person who has made an objection that meets specified criteria.
8.3 Article 8(2)(a) requires that in determining an application, the Department must decide who has a right to appeal, in accordance with the criteria set out in article A10.
8.4 The Order automatically affords the Right to Give Evidence to the following (no determination is required): o any appellant or potential appellant (which includes the applicant); o the Department of Environment, Food and Agriculture, the Department of Infrastructure and the local authority for the area; o any other person who has submitted written representations (this can include other Government Departments and Local Authorities); and o in the case of a petition, a single representative.
I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to it under the appropriate delegated authority.
Decision Made : Refused
Committee Meeting Date: 26.01.2026
Signed : Miss Abigail Morgan Presenting Officer
Further to the decision of the Committee an additional report/condition reason was required (included as supplemental paragraph to the officer report).
YES See below
Customer note
This copy of the officer report reflects the content of the file copy and has been produced in this form for the benefit of our online services/ customers and archive records.
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PLANNING COMMITTEE DECISION 26.01.2026
Application No. :
25/90868/B Applicant : Mrs Lydia Mabbott Proposal : Relocation of existing shed, replacement of two other sheds with summerhouse for use as jewellery studio and workshop Site Address : Sekondi 12 Victoria Road Castletown Isle Of Man IM9 1EW
Planning Officer Vanessa Porter Reporting Officer Miss Abigail Morgan
Addendum to the Officer’s Report
The Committee unanimously overturned the recommendation of the Case Officer and the application was REFUSED for the following reason.
The proposed development is considered unacceptable as it would give rise to highway safety concerns due to the intensification of vehicle movements associated with the use. The proposed scale of activity associated with the number of people expected to attend the site, together with the proposed hours of operation, would result in undue disturbance and an unacceptable impact on neighbouring residential amenity, with particular regard to noise and disturbance contrary to the aims of General Policy 2 and the land use zoning for the area.
Reason for Refusal
R 1. The proposed development is considered unacceptable as it would give rise to highway safety concerns due to the intensification of vehicle movements associated with the use. The proposed scale of activity associated with the number of people expected to attend the site, together with the proposed hours of operation, would result in undue disturbance and an unacceptable impact on neighbouring residential amenity, with particular regard to noise and disturbance contrary to the aims of General Policy 2 and the land use zoning for the area.
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