14/00194/CRefused
26 October 2020 · Delegated
Glen Moar Cafe, Glen Helen Road, Laurel Bank, St. Johns, Isle Of Man, IM4 3nn
This application sought permission to use two existing residential cottages at Glen Moar Tea Room Cottages, St Johns, Isle of Man, as tourist living accommodation in addition to their existing residential use. The two cottages front onto the A3 TT Course and sit within a wider site that has historically included a fuel filling station, tea rooms, a shop, a car sales outlet, and a mill currently undergoing renovation. The application was assessed against its potential impact on the living conditions of immediate neighbours and on local amenity more broadly. Both issues were considered acceptable by the case officer. Permission was granted on 26 October 2020, subject to one condition, by the Head of Development Management under delegated authority.
The application was approved by the Head of Development Management under delegated authority. The key planning considerations were the impact on the living conditions of neighbouring residents and the effect on local amenity, both of which were found to be acceptable.
presumption against development
protect the countryside for its own sake
General Policy 3: 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 (1) 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. 6.4 Planning Agreements 6.4.1 Where development is acceptable and in accordance with the provisions of this Plan and the relevant Area Plan, but raises issues which cannot be addressed by the imposition of planning conditions, the Department will seek to conclude an Agreement with the developer under Section 13 of the 1999 Town and Country Planning Act.
protection of the landscape
where the protection of the landscape is of particular importance
The use of existing private residential properties as tourist accommodation may be acceptable if it can be demonstrated that it will not compromise the amenities of any neighbouring residents.
provisions of Paragraph 9.5.8
Permission will generally be given for the use of private residential properties as tourist accommodation providing that it can be demonstrated that such use would not compromise the amenities of neighbouring residents.
Business Policy 13: Permission will generally be given for the use of private residential properties as tourist accommodation providing that it can be demonstrated that such u se would not compromise the amenities of neighbouring residents.
Condition 1
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.