**Document:** Planning Justification Statement **Application:** 17/00190/B — Conversion of outbuilding to provide residential and tourist living accommodation **Decision:** Permitted **Decision Date:** 2018-05-25 **Parish:** Rushen **Document Type:** report / planning_statement **Source:** https://planningportal.im/a/10897-rushen-detached-outbuilding-conversion-outbuilding/documents/1543660 --- # Planning Justification Statement will be narrower than the existing to maximise internal space, maximise the longevity of the building and minimise the requirement for maintenance works to be done to the building in the future. 7.8 It is proposed to keep the existing stone finished Western wall along with cladding the Southern wall in stone to match. It is felt this finish mixed with the painted render of the more private Eastern elevation would respect neighbouring property aesthetics and the surroundings as a whole. 7.9 Grey powder coated aluminium windows, doors and garage door will be incorporated to give a clean aesthetic finish that will work very well in conjunction with the stone walls. ## 8.0 Tourist accommodation 8.1 The property would due to size only be rented out to one set of guests at a time. This would generally be a couple or a small family. 8.2 Parking would not be an issue as outlined in part 4.0 of this statement as one vehicular space would be available to the integral garage. 8.3 Port St Mary has seen a natural progression in the reduction of retail units to the town over recent years following the age of online shopping and larger retail stores. The natural beauty and charm of Port St Mary is still fully operational however and is a good location for tourists to be based to explore the entire island and bring more turnover to the still remaining local shops. 8.4 Amenities of neighbours would not be affected by tourism use. Generally any tourists will be out for a large proportion of the day, similar to somebody being at their workplace all day. Evening wise would see tourists utilising the dwelling less than a full time occupant due to visiting sites, eating out and visiting friends and family. 8.5 The dwelling will be constructed with high quality materials and methods all of which will easily meet current building regulation standards. This will completely minimise any noise pollution. #### 9.0 Not less than 30 m 2 9.1 The Housing (Standards) Regulations 2013 set out the minimum space size for new residential units; this states that any unit of less than 30 sqm (net) would not be registered as a flat and therefore would not be acceptable. The proposed dwelling clearly surpasses this requirement with an internal floor area of approximately 68 m 2 minus the garage space. This net area proposed would clearly allow a good quality of living to be achieved within the dwelling. ## 10.0 Bring the unit back into use 10.1 The current building whilst being used, it is purely for storage and it is felt that the change of use would be a welcome addition to the visual amenity of the street scene which currently is rather dull given the un-regular use of the rifle club building and the Port st Mary Commissioners Refuse Depot. 10.2 The physical alterations proposed are considered to be fairly small scale and unobjectionable. Strong consideration has gone into the design and as a whole would create a far more aesthetically pleasing building that respects the surroundings. #### 11.0 Other approved applications nearby 11.1 There has been a considerable amount of applications over the years along High St, Port St Mary, especially in the near vicinity of the site. They vary in type but include conversions to apartment, extensions and change of use from commercial to residential. Some are listed below: $08 / 00622 / \mathrm{B}$ - 5 High Street - Conversion of ground floor restaurant into apartments. - Approved. $13 / 91305 / \mathrm{B}$ - 1 High Street - Change of use from chip shop/restaurant into an apartment. - Approved. $04 / 01115 / \mathrm{B}$ - Conversion of existing workshop into three apartments with garaging on ground floor yard, garage and premises, Athol Street, Port St Mary. - Approved at Appeal. $06 / 01671 / \mathrm{B}$ - Conversion of joiners workshop into a single dwelling Garage And Workshop Athol Street Port St. Mary. - Approved $14 / 01177 / \mathrm{B}$ - Conversion of lower ground floor to provide ancillary and tourist living accommodation to 2 High St, Port St Mary. Approved $17 / 00025 / \mathrm{C}$ - Change of use of ground floor residential unit for additional use as tourist accommodation to 1 High St, Port St Mary. Approved ## Conclusions Proposals in the past have been approved in the past for the outbuilding. Ref: 02/010600/B - First floor extension over outbuilding to 1 High St, Port St Mary. This application was approved in November 2002. It should be considered that the proposal can be viewed favourably when assessed against each of the key criteria. Provisions have been made from the Development Plan with strong regard for Strategic Plan Policies: - General Policy 2 - Housing Policy 17 - Strategic Plan 1 - Strategic Plan 2 - Business Policy 13 It is felt that the proposal complies with the Policies outlined above. The internal space is sufficient, as is the level of amenity in terms of light and outlook. The provision of a single parking space to the garage is deemed appropriate given the fairly small nature and use of the building. The use of the unit will not increase the perception of overlooking to the surrounding properties much at all especially in respect of properties to the highway and the High St. It should be concluded that any increase would not be unduly harmful. The use of the unit as tourist accommodation will attract a greater level of activity to the area but this will not cause undue harm to the living conditions of those living nearby. --- *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/10897-rushen-detached-outbuilding-conversion-outbuilding/documents/1543660*