**Document:** APL Planning Statement **Application:** 23/01325/B — Increase in footprint of approved application 22/00501/B - extensions and change of use of fisherman's hut to tourism **Decision:** Permitted **Decision Date:** 2024-01-25 **Parish:** German **Document Type:** report / planning_statement **Source:** https://planningportal.im/a/56709-st-johns-lakeside-change-of-use/documents/1106895 --- # APL Planning Statement Address: Planning Statement Riverside, Patrick Road, Isle of Man, IM4 3BP - 1.0 The Application Site - 1.1 The application site is the residential curtilage of Lakeside, Patrick Road. St Johns. The property sits on the northern side of the A30 Patrick Road which links St. John's with the hamlet of Patrick. - 1.2 The dwelling is approximately 209m from the highway and accessed via a long driveway which curves around the trees and the large lake which is close to the site frontage. To the East of the lake is a former fisherman hut and additional storage outbuilding. - 1.3 Access to the site is via a bridge over the River Neb. - 1.4 The dwelling and outbuildings are not publicly visible from Patrick Road, being screened by existing trees which surround the site and along long stretches of Patrick Road. - 1.5 There is a large lake on site and the site was a former fish farm, with the large pond and a reclaimed area that once was smaller ponds. - 1.6 The site extends to approximately 24,500m2 (6 acres). - 2.0 Proposal - 2.1 The proposal seeks to increase the floor space of the already approved PA/22/00501/B. - 2.2 The floor space is proposed to increase from 57m2 by approx 18m2 to total 75m2. - 2.3 The additional floor space proposed is to ensure the unit is completely disabled friendly. It would allow for both bedrooms to be wheelchair accessible and have the shower room and WC separate. This is important for full use flexibility for the occupants. - 2.4 The applicants work within the medical profession with one being an occupational therapist. This gives incredible exposure to demand and requirements of people on the island. - 2.5 The above alongside previous discussions with the Tourism Department made it clear that full disabled friendly tourism accommodation on the island is severely lacking. - 2.6 Every room factors in important 1.5m turning circles to the wet room areas and 1.2m moving space when entering the main living rooms. This allows for wheelchair users to move around freely and not be impeded. - 2.7 The overall proposed design remains the same as approved PA/22/00501/B with the extensions remaining subservient to the existing building fabric. - 2.8 The additional floor space has been predominantly created to the rear of the building and would see minimal visible change to the proposal from the main visual points on site. - 2.9 The extensions echo the existing built form and height and would result in a uniform appearance which was noted on the previous approval by the Planning Officer. The proposal is still an appropriate use of the site and complementary to the use of the site as a single dwelling house. ## 3.0 Key Policies for the Proposal Below are the key Strategic Planning Policies that the previously approved PA/22/00501/B was reviewed against: Strategic Policy 5 - Design and visual impact Strategic Policy 8 - Reuse of quality buildings for Tourism - General Policy 2 - General Development Considerations (a-n) - General Policy 3 - Exceptions to development in the countryside - Environment Policy 1 - Protection of the countryside and its Ecology - Environment Policy 2 - Protection of the character of AHLV Environment Policy 16 - Use of rural building for tourism Environment Policy 22 - Protection of the environment from statutory nuisances - Business Policy 11 - Conversion of rural building to tourist use - Business Policy 12 - Conversion of redundant buildings in the countryside to tourist Business Policy 14 - Tourist development in rural areas Transport Policy 4 - Highway safety Transport Policy 7 - Parking provisions Other Considerations Residential Design Guidance 2021 IOM Visitor Economy Strategy 2022 IOM Govt Island Economic Strategy 2022. ## 4.0 Relevant and Identical to Previous Approved Application PA/22/00501/B 4.1 The design, scale, height and appearance of the proposal are not considered to adversely affect the character and appearance of the countryside and is not visible to the outside of the site due to the existing natural screening and remote location. - 4.2 The proposal complies with Environmental Policies 1 and 2 of the strategic plan via eliminating any visual harm thus protecting the countryside from unwarranted development. - 4.3 The proposal introduces a new element via an extension. It is important to note that this is merely to allow the re purposing of an existing outbuilding for use as tourism accommodation, thus meeting General Policy 3. This gives regard to the reasonableness of the scale and siting of the proposed development within the defined curtilige in view of their subsequent visual impacts on the character of the area and streetscene. - 4.4 By way of the previous approval, the level of redundancy for the building in question is achieved and meets Business policy 12, Housing Policy 11, Business policy 11 and Environmental Policy 16. The existing was formally used as a fisherman’s hut as part of the wider fish farm and is bisected into two rooms with shower and toilet provisions. This is in conjunction with the former fish farm and adjacent dwelling. - 4.5 The existing can be said to be redundant and the building currently sits empty as part of the wider use of the site as a private domestic dwelling. - 4.6 The uniqueness of the situation as a former fish farm means the conversion would not be seen to prejudice any use of the dwelling house and is deemed to be an appropriate use of the existing building for tourism adjacent to the lake. - 4.7 Whilst the building does not necessarily have historic, architectural or social interest, given it’s proximity to the lake and detachment from the dwelling house, it should be read as part of the overall setting and would have a neutral impact through conversion and subsequently meet EP16. - 5.0 Drainage and Fisheries - 5.1 Following on from the previous approved application PA/22/00501/B, the hot tub has now been omitted from the proposal. - 5..2 All rainwater discharge will be to a new soakaway system. - 5.3 Foul drainage will be upgraded via a new sewage treatment plant which drains into a new drainage field and not into the River Neb. - 5.4 Potential lighting is not to illuminate the Neb River as this may cause a barrier to migratory fish species. The applicant will contact Fisheries to discuss method statements and arrange an initial advisory site visit in conjunction with the DEFA Environmental Protection Unit, should the proposal be granted planning approval. - 6.0 Tourism - 6.1 Visit IOM commented on the previous PA/22/00501/B with the below: The Our Island Our Future Visitor Accommodation Transformation Strategy 2022-2032, endorsed by Tynwald in May 2022, includes a Visitor Accommodation Transformation Action Programme that seeks to develop 500 new and transformed hotel and serviced accommodation bedrooms and 500 new units of distinctive, contemporary, eco-friendly nonserviced accommodation to support visitor number growth over the next 10 years. The 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. For the reasons set out above, Visit Agency Officers have no objection to this proposal. - 6.2 Taking the above into consideration, the revised proposal does not change this. ## Conclusions It should be considered that the proposal is a minimal change to the approved PA/22/00501/B and can be viewed favorably when assessed against each of the key criteria. Provisions have been made from the Development Plan with strong regard for Strategic Plan Policies as outlined in part 3 of this statement and the previous Planning Officers Report. . . . --- *Data sourced from the Isle of Man public planning register under the [Isle of Man Open Government Licence](https://www.gov.im/about-this-site/open-government-licence/).* *Canonical page: https://planningportal.im/a/56709-st-johns-lakeside-change-of-use/documents/1106895*