Decision Notice

TOWN AND COUNTRY PLANNING ACT 1999 The Town and Country Planning (Development Procedure) Order 2019

In pursuance of powers granted under the above Act and Order the Department of Environment, Food and Agriculture determined to APPROVE an application by Robert And Rosa Philips, Ref 25/90635/C, for the Change of use from tea rooms to residential (retrospective) at Former Lezayre Tea Rooms Sycamore House Glen Duff Isle Of Man IM7 2AT .

Any conditions or notes which apply to the approval are set out below. This approval is subject to compliance with any conditions listed and may not be implemented until it becomes final (see guidance notes).

• 1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.

Reason: To comply with Article 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.

• 2. The area subject to this change of use shall be used solely as part of the residential accommodation associated with Sycamore House and shall not be occupied, sold, or let as a separate dwelling without the prior written approval of the Department.

Reason: To prevent the creation of a separate planning unit and to ensure the development remains compatible with the surrounding area.

• 3. All existing trees within the red line boundary, as identified on the approved plans, shall be retained and protected from damage for the duration of the use hereby approved. No excavation, storage of materials, or other operations shall take place within the root protection areas of these trees.

Reason: To ensure the protection of existing trees in accordance with the approved plans, in the interest of visual amenity and the landscape character of the area.

• 4. Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2025 (or any Order revoking and/or re-enacting that Order with or without modification):

• o no free-standing buildings or structures; and
• o no gate, fence, wall or other means of enclosure shall be erected or altered within the extension to the curtilage of the dwelling hereby approved without the prior written approval of the Department.

Reason: To retain control over future development in the interests of visual amenity and to prevent intensification of use in a countryside location.

This decision relates to the following documents and plans:

• o Location Plan (Drawing No. RP/101/1)
• o Site Plan (Drawing No. RP/101/2)
• o Existing Floor Plan; and
• o Proposed Floor Plans

This decision has been made for the following reasons(s) The proposed change of use of the former tea room to residential accommodation is considered to comply with the provisions of the Strategic Plan. The development does not involve new built form, subdivision, or intensification, and does not rely on exceptional countryside development provisions. It aligns with the spatial containment objectives of Strategic Policy 2 and Spatial Policy 5, supports the sustainability aims of Strategic Policy 1 through the efficient reuse of existing built fabric, and satisfies the general development criteria under General Policy 2, particularly in relation to site context, infrastructure use, and amenity. While the extension is redundant for its previous commercial use, the proposal does not fall to be assessed under Housing Policy 11, as the building is not a standalone rural structure, nor does the proposal involve physical works or a change of use that would materially affect the building's character

• or landscape setting. The development preserves the character of the locality and does not result in any adverse impacts on neighbouring amenity.

Date of Issue: 17th September 2025

J CHANCE Director of Planning and Building Control

Guidance Note

This decision was made by a Principal Planner in accordance with the authority delegated to them.

This decision refers only to that applied for under the Town and Country Planning Act 1999 and its subordinate legislation.

A copy of the Officer’s report and any correspondence which informed the assessment and decision is available to view on the Government’s website (via https://pbc.gov.im/onlineapplications/)

Implementation A determination to grant planning approval does not have effect —

•  if an appeal is submitted until the appeal is determined or withdrawn; or
•  if no appeal is submitted, but there are potential appellants in addition to the applicant, until the time within which an appeal may be submitted has expired (21 days from the date of this notice).

Development must be carried out in accordance with the approved plans and any attached conditions (irrespective of any changes that may separately be requested at the Building Control stage or by any other Statutory Authority). This approval does not remove the need to also comply with any other relevant legislation.

Any conditions requiring certain works, submissions etc. prior to commencement of development must be fulfilled prior to work starting on site. Failure to adhere to this approval and meet the requirements of all conditions may invalidate this approval or result in formal enforcement action.

Appeal Any appeal can only be made by a person who has been accorded rights to do so, must be in writing, include the appropriate fee and be submitted to the Department within 21 days of the date of this Notice.

Guidance on how to appeal is available at gov.im/howtoappeal