**Document:** Officer Planning Report
**Application:** 08/00966/B — Conversion from Tearooms to create two dwellings and siting of a gas storage tank
**Decision:** Permitted
**Decision Date:** 2008-08-21
**Parish:** German
**Document Type:** report / officer_report
**Source:** https://planningportal.im/a/85542-st-johns-glen-moar-tearooms-conversion-dwelling/documents/1158503

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# Officer Planning Report

## Planning Report And Recommendations [Table omitted in markdown export] ### Considerations [Table omitted in markdown export] ### Written Representations [Table omitted in markdown export] ### Consultations [Table omitted in markdown export] [Table omitted in markdown export] [Table omitted in markdown export] [Table omitted in markdown export] [Table omitted in markdown export] ## Consultee : ### Manx Electricity Authority Notes: Contact the M.E.A. Planning Department (Tel. 687781), to discuss the electricity supply for this application.

### Officer's Report

### The Site

The application site represents Glen Moar Tearooms, Laurel Bank, St Johns, German. The site is located on the southern side of the A3 road and is adjacent to Glen Moar car sales (formerly Glen Moar Filling Station), which is also owned by the applicant. The existing buildings on site include a residential cottage and two attached buildings which from the existing tearooms. There are also two flat roofed garages. A large harstanding provides parking and a turning area for vehicles and there is also a grassed area to the north east of the building group. The River Neb runs along the southern boundary.

### Planning Status

The application site is located within an area identified as being of High Landscape or Coastal Value and Scenic Significance by the 1982 Development Order. Within the adopted Isle of Man Strategic Plan 2007, the following policies are considered relevant in the assessment and determination of this application:

General Policy 3, which states:
"Development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan with the exception of:
- (a) essential housing for agricultural workers who have to live close to their place of work; (Housing Policies 7, 8, 9 and 10);
- (b) conversion of redundant rural buildings which are of architectural, historic, or social value and interest; (Housing Policy 11);
- (c) previously developed land which contains a significant amount of building; where the continued use is redundant; where redevelopment would reduce the impact of the current situation on the landscape or the wider environment; and where the development proposed would result in improvements to the landscape or wider environment;
- (d) the replacement of existing rural dwellings; (Housing Policies 12, 13 and 14);
- (e) location-dependent development in connection with the working of minerals or the provision of necessary services;
- (f) building and engineering operations which are essential for the conduct of agriculture or forestry;
- (g) development recognised to be of overriding national need in land use planning terms and for which there is no reasonable and acceptable alternative; and
- (h) buildings or works required for interpretation of the countryside, its wildlife or heritage."

Housing Policy 11, which states:
"Conversion of existing rural buildings into dwellings may be permitted, but only where:
- (a) redundancy for the original use can be established;
- (b) the building is substantially intact and structurally capable of renovation;
- (c) the building is of architectural, historic, or social interest;
- (d) the building is large enough to form a satisfactory dwelling, either as it stands or with modest, subordinate extension which does not affect adversely the character or interest of the building;
- (e) residential use would not be incompatible with adjoining established uses or, where appropriate, land-use zonings on the area plan; and
- (f) the building is or can be provided with satisfactory services without unreasonable public expenditure. Such conversion must:
- (a) where practicable and desirable, re-establish the original appearance of the building; and

- (b) use the same materials as those in the existing building.

Permission will not be given for the rebuilding of ruins or the erection of replacement buildings of similar, or even identical, form.

Further extension of converted rural buildings will not usually be permitted, since this would lead to loss or reduction of the original interest and character.

#### Planning History

The following previous planning applications are considered relevant in the assessment and determination of this application:

- **88/04631/B** sought replacement of the canopy with fascia in Total's colours. This was approved.
- **95/00883/B** sought approval for a new shop entrance and display screen. This was approved.
- **96/01263/B** sought extension to the existing garage forecourt. This was approved.
- **00/02263/A** sought approval in principle for the conversion of the existing mill to four dwellings and the erection of six apartments/maisonettes. This was refused on review.
- **02/00852/B** sought approval for the conversion of the disused mill to a dwelling and the erection of a sales office. This was a split decision with the mill conversion being approved and the sales office being refused.
- **03/01403/B** sought approval for the erection of a car sales office. This was approved.
- **06/00967/B** sought approval for the construction of a replacement garage. This was approved.

#### Representations

The Department of Transport Highways Division does not oppose this application.

German Parish Commissioners object to this application. Their reasons for objecting may be summarised as concerns that the site is not zoned for development and that the site should be "safeguarded" from further development.

The Isle of Man Water Authority comments on this application in relation to Building Control issues.

The Manx Electricity Authority comments on this application in relation to Building Control issues.

The Department of Agriculture Fisheries and Forestry do not object subject to conditions being attached relating to the protection of the watercourse and bank.

The Environmental Protection Officer comments on this application in relation to discharge into the river.

The owner/occupier of Seacliffe, Old Castletown Road, Ballaveare, Braddan has commented on this application stating that the proposal seems to accord with Housing Policy 11 of the Isle of Man Strategic Plan 2007 although the sustainability of the site is questioned.

#### The Proposal

This application seeks approval for the conversion of the existing tearooms to form two dwellings and the siting of a gas storage tank. The works would involve the raising of the roof height of the existing one and a half storey building and revisions to the existing fenestration to the south elevation. Six "Conservation" type rooflights would be installed on the north elevation. Parking provision would be in accordance with the Isle of Man Strategic Plan, Appendix 7. The gas storage tank would be located towards the northern boundary, to the east of the building group and would not be visible from the public thoroughfare.

## Assessment

The existing use of the buildings as tearooms is established and has the potential to generate high volumes of traffic at peak times. It is considered that removing this use and introducing residential use in its place would have the effect of reducing traffic movements to and from the site which has limited visibility, particularly to the right when leaving the site.

General Policy 3 sets out circumstances in which exceptions to the presumption against development in the countryside may be made. Housing Policy 11, which specifically relates to the conversion of rural buildings to residential use, is considered to be relevant in the assessment of this application.

The proposal is judged to accord with the requirements of Housing Policy 11 in that the original use is redundant, the buildings are intact and capable of conversion and it is considered that the buildings form an attractive courtyard group worthy of retention. The buildings can be serviced and the extension proposed to one of the buildings would result in a more traditional appearance. The buildings would provide dwellings of a satisfactory size and it is considered that there would be enough separation from the car sales business to provide a sufficient level of residential amenity. The development would utilise existing fabric and there would be little visual impact from the public thoroughfare.

In conclusion it is considered that the application complies with Housing Policy 11 of the Isle of Man Strategic Plan 2007 and would result in less traffic using the site than the existing tearooms. As such it is recommended that the application be approved.

### Recommendation

It is recommended that the application be approved.

### Party Status

It is considered that the following parties, who submitted comments, accord with the requirements of Planning Circular 1/06 and are therefore, afforded Interested Party Status:

The Department of Transport Highways Division
German Parish Commissioners
The Department of Agriculture Fisheries and Forestry
Accordingly the following parties are not granted Interested Party Status:
The Isle of Man Water Authority
The Manx Electricity Authority
The Environmental Protection Officer
The owner/occupier of Seacliffe, Old Castletown Road, Ballaveare, Braddan

### Recommendation

Recommended Decision: Permitted

Date of Recommendation: 12.08.2008

## Conditions and Notes for Approval / Reasons and Notes for Refusal

### C : Conditions for approval <br> N : Notes attached to conditions <br> R : Reasons for refusal <br> 0 : Notes attached to refusals

C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.

C 2. This approval relates to the conversion of the existing tearooms to form two residential dwellings as shown by the plans and information 1357-01, 1357-02 and Copy Letter [28/2/08] submitted and date stamped 12th May 2008.

C 3. Off-street parking shall be provided to serve the approved dwellings in accordance with Appendix 7 of the Isle of Man Strategic Plan 2007.

C 4. Development must be a minimum distance of 8 metres from the watercourse in order to minimise the risk of damage or disturbance to the river banks and river bed. Measures must be in place during construction works to safeguard the watercourse from run-off and sedimentation. For further advice and guidance, please contact the Inland Fisheries Section of DAFF.

C 5. All rooflights on the approved converted buildings must be "Conservation" type with the exception of the rooflight to the rear (east) elevation of the existing cottage.

C 6. The roof(s) must be finished in dark natural slate. C 7. Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2005 (or any Order revoking or re-enacting that Order) no extensions, greenhouses, walls, gates, fences, garden sheds, summerhouses, flag poles, decking, garages, or tanks for the storage of oil for domestic heating shall be erected (other than those expressly authorised by this approval.)

C 8. Prior to the commencement of the development there must be submitted to and approved by the Planning Authority a plan showing the residential curtilages for the two properties. For the avoidance of doubt no car sales may take place within the residential curtilage of the two approved dwellings.

I confirm that this decision accords with Government Circular No 44/05 (Delegation of Functions to Director of Planning and Building Control)

Decision Made : Permitted
Date :
Signed :
M. I. McCauley

Director of Planning and Building Control

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*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/85542-st-johns-glen-moar-tearooms-conversion-dwelling/documents/1158503*