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For
Lambfell Beg Cronk-Y-Voddy St Johns IM4 3NS
By
79 Parliament Street Ramsey Isle of Man IM8 1AQ
This planning statement should be read in conjunction with the following drawings and documents:
CA-3334-001 Location Plan & Existing Site Plan Rev B CA-3334-003 Proposed Site Plan
Introduction
The proposal consists of the change of use of part of an existing garage from a home office to create a self-contained tourist accommodation unit.
The applicant is experienced in providing high end holiday experiences and accommodation. Mrs Worthington is looking to offer a luxury accommodation option where guests can experience nature on their doorstep and immerse themselves in permaculture.
Tourist accommodation isn’t new in the area, with Cronkbane Cottages offering a budget stay, Glen Helen offers a Glamping option and there are various other homestay offerings close by. However, the surrounding area currently lacks any luxury self-catering accommodation which the application seeks to provide.
The site itself is also an appealing destination during the TT, Manx Grand Prix and The Manx Classic Hill Climb. These events run past the property, providing the guests with a prime viewing location without the need to travel during peak times.
Furthermore, the surrounding area is an attractive destination for tourists and locals alike with the opportunity to enjoy rambling on the surrounding hills and plantations. The site is also a prime spot for star gazing due to the remote location, free from any light pollution.
Proposal
The existing office space is accommodation within a garage split over two floors – this was approved for a previous owner and the applicant is mindful that it was granted on the basis of a special circumstance given such weight as to allow deviation from policy. Whilst the history of the development of the site is important, it is also critical to ensure that the current proposals are considered on their merit and to look at the alternative for the site if it does not have a use which can be fully utilised.
The garage was built for a previous owner who demonstrated that their circumstances supported a deviation from planning policy – that was accepted by the decision makers and developed in accordance with the approval.
The applicant purchased the property based on the accommodation provided and recognised the potential for providing much needed tourist accommodation in line with details set out in the Isle of Man Visitor Economic Strategy https://www.visitisleofman.com/trade/aboutus/what-we-do/visit-isle-of-man-strategic-plan
The strategy is clear and the application contributes to: Environmental Sustainability – ‘Our ambition is to be a leading British ecotourism destination that provides a range of opportunities for visitors to connect with our unique nature and wildlife’.
Memorable Experiences – ‘Holidays and short breaks are times when people make memories. We must ensure that the memories our visitors take away with them are positive and lasting, so that they will return and encourage others to come’.
Financial Sustainability – ‘We need to ensure that our visitor businesses are financially sustainable and able to continuously invest in maintaining and improving their quality, by extending the season and increasing visitor numbers’.
The application site helps in Making the most of our USP’s ‘As an Island destination with a fantastic seascape, coastline and landscape, UNESCO Biosphere designation, unique Manx heritage, culture and food, and international recognition as the home of the TT, we have many unique assets as a place to visit. There is so much more that we can do to make use of these USPs to help us stand out as a destination and get ahead of the competition’.
The applicant is in it for the long term and aligned with the strategy: This strategy is not about quick wins and easy successes. It is about recognising the need for sustained government and private sector investment in building a competitive visitor destination over time and taking it to market.
The application would enable high quality visitor accommodation aligned with published strategy to be provided.
It is proposed to use the western end of the existing building, which is all but redundant for its current use, as a self-contained tourist unit; with an open plan living and kitchenette area on the ground floor and sleeping accommodation on the first floor. A small shower room is also located on the ground floor. Externally, a modest, decked area is accessed from the living space, providing a private external space that the user can enjoy.
This is to the west side positioned away from the highway and is fully screened from passing motorists and highway users. Following a review with the planning officer the perceived impact of this has been reduced by relocating the stepped access into the field further to the north which has removed several steps. The steps are necessary to allow safe egress from the decking onto the field.
The tourist unit has a total floor area of 28.7sqm, providing a maximum occupancy of two people per stay. The bedroom is 10.9sqm, meeting the criteria set out in the ‘Visit Isle of Man Standards’.
The proposal has been endorsed by ‘Visit Isle of Man’ who stated that the location of the proposed holiday let is perfectly suited to this purpose.
Renewable energy sources are to be utilised, with Photo Voltaic (PV) panels added to the roof of the existing garage and a micro wind turbine being installed to assist in meeting the power requirements (subject to a separate planning application).
Need – Extraordinary personal circumstances.
The applicant suffers from a debilitating autoimmune condition, inflammatory bowel disease (IBD) for which there is no cure. This condition is detrimental to normal enjoyment of life and places significant burden on the sufferer; Through this condition the applicant is no longer able to leave home for work and the site is perfect for a self-contained lifestyle including the tourist accommodation.
The applicant has significant experience within the luxury travel sector, having worked on superyachts as a deck officer and latterly in Spain organising Villa holidays and yacht hire. The proposal as a holiday let would allow the applicant to use their experience of the hospitality sector to provide an income opportunity without the need to leave home (which is not an option) for work.
IBD causes extreme sensitivity to foods, requiring a full organic diet. A polytunnel (subject to a separate planning application) will provide the ability to grow organic foods to suit the applicant’s needs, reducing the risk of future debilitating flare-ups.
Summary
Due to the applicants’ personal circumstances and the accepted written government Policy as set out above, they have demonstrated the need for a different use for the primarily redundant home office as a tourist unit; This will provide an income while still being based at home. With the applicant’s extensive knowledge of the luxury travel industry and the opportunities afforded by the location itself, the proposal can provide luxury accommodation option for tourists and locals alike.
It should also be noted that the use of renewable energy is in line with the Islands commitments to net zero by 2050, as approved by Tynwald in October 2022.
This combined with the polytunnel and the opportunity to potentially sell produce in the future, the applicant can maintain independence while dealing with a debilitating disease that does not allow them to leave home for work.
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