25 April 2023 · Delegated - Principal Planner (Chris Balmer)
Lakeside, Patrick Road, St. Johns, Isle Of Man, IM4 3bp
The proposal involves extending a redundant fisherman's hut on the curtilage of the dwelling 'Lakeside' with a single storey addition to the south (3.3m x 3.7m) and rear (1m x 1.9m), reconfiguring internal space for open plan living, bedrooms, shower and sauna, plus decking, all for use as short-let holiday let overloo…
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The officer assessed the principle under GP3 for countryside exceptions and EP16/BP11/12/14 for redundant rural building conversion to tourism, finding the fisherman's hut redundant from former fish f…
General Policy 3
Provides exceptions to development in countryside; officer assessed scale/siting of extensions to outbuilding in enclosed curtilage for reasonableness of visual impacts, finding acceptable despite not fitting specific (a-h) criteria.
Environment Policy 16
Requires redundancy, retention of character for rural building tourism conversions; hut redundant from fish farm, satisfies c/d/e/f but neutral on historic/architectural retention (EP16b) due to functional 1980s origin, overall acceptable adjacent to lake.
Business Policy 11
Conversion of rural buildings to tourist use subject to EP16 tests; complied via redundancy and adaptation without prejudice to residential use.
Business Policy 12
Permission for redundant rural buildings to tourist use per para 8.10, HP11, EP16; redundancy established, tests met.
Business Policy 14
Tourist development in rural areas if complies with BP12/HP11/EP16; supported as appropriate site use complementary to dwelling.
Environment Policy 1
Protection of countryside/ecology; no adverse visual/landscape impact due to screening, low scale.
Environment Policy 2
Protection of AHLV character; proposal unobjectionable in screened rural setting.
General Policy 2
General development considerations (b,c,g,h,i); design/visual impact, amenities, highways compliant.
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.
No independent dwelling - fisherman's hut
The change of use of the 'Fishermans 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, also known as 'Lakeside', and shall not be separated, sold off or 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-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. 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.
No external lighting
There shall be no external lighting of the development hereby approved other than in accordance with the lighting shown on the approved drawings. Reason: In the interests of the character and appearance of the site and surrounding area.
Natural timber cladding
The proposed development hereby approved shall be externally cladded where shown on drawing 2 with natural timber only and retained in perpetuity. REASON: To ensure the level of finish is appropriate for the rural setting.
Existing drainage - no discharge to River Neb
The building hereby approved, shall be drained as per the existing arrangement as noted in the application. There shall be no discharge of waste water or rain water from the building in to the River Neb. REASON: To prevent any cross contamination of the River Neb in terms of ecology and biodiversity.
No Objection
No Objection
No Objection
No objection; supports as contemporary eco-friendly rural accommodation aligning with Visitor Accommodation Transformation Strategy 2022-2032 for diverse stock.
Multiple consultees reviewed planning application 22/00501/B for single storey extensions and change of use to tourism unit at Lakeside, Patrick Road, St Johns, with most expressing no objection, though DEFA Fisheries and Environmental Protection Unit raised concerns requiring further information on effluent discharge and environmental impacts.
Key concern: effluent discharge and hot tub chemicals potentially detrimental to fish in nearby stream and Neb River
Visit Agency
No ObjectionThe planning application submitted shows a single unit which is contemporary in design, in fitting with the environment and has elements which would be of high value to the visitor.; Well-designed rural accommodation is important to support the strategy and ensure the Island has a diverse accommodation stock to respond to visitor requirements.; Visit Agency Officers have no objection to this proposal.
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.; The Applicant is advised to consider installing bicycle parking and an electric vehicle charging point.
DEFA Fisheries
Further advice will be required from DEFA Environmental Protection Unit on the suitability of the system to process effluent from the development.; The applicant must ensure that any potential lighting is not to illuminate the Neb River as this may cause a barrier to migratory fish species.; The applicant is advised to contact Fisheries... to discuss method statements and arrange an initial advisory site visit
Patrick Parish Commissioners
No ObjectionNO OBJECTION would be made to the following: 22/00501 - Single-storey Extension and use for Tourism at Riverside, Patrick Road, St John's
DEFA Environmental Protection Unit
What is the current foul infrastructure? Septic tank or sewage treatment works?; I don't have any record of a treated sewage effluent discharge license so assuming it is connected to a soak-away.; Is the current unit suitable for accepting the additional development foul provisions?
Department of Infrastructure Flood Risk Management Division
Conditional No ObjectionDNOC; With reference to the Floor Risk Management Act 2013 - Section 18.2
Conditions requested: Completion and submission of an "Application for consent for works affection watercourses" form which can be found on https://iomfloodhub.im/guidance/watercourse-and-land-management
