25 February 2025 · Delegated
Thie Grian, Ballacollister Road, Laxey, Isle Of Man, IM4 7jr
This application sought permission to use the ground-floor sub-basement level of Thie Grian, a detached house on Ballacollister Road in Laxey, as tourist accommodation in addition to its existing residential use. The sub-basement sits below the main single-storey house on a sloped site and is only visible from the rear. It is connected to the main house by an internal staircase and has its own patio door accessible from both the front and rear of the site. The space includes a kitchen/dining/lounge area and a bedroom with en-suite. The officer's report examined three main planning issues: the principle of using part of the house as tourist accommodation, the adequacy of parking, and the potential effect on neighbouring amenities. The application was recommended for approval and was decided by delegated authority.
The Department of Environment, Food and Agriculture approved the application on 25 February 2025. The officer's report identified the principle of the development, parking, and impact on neighbouring amenities as the key issues to consider, and the application was found acceptable on all counts. Four conditions were attached to the permission.
General Policy 2
The proposal is considered to comply with General Policy 2
General Policy 2: Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development: (a) is in accordance with the design brief in the Area Plan where there is such a brief; (b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them; (c) does not affect adversely the character of the surrounding landscape or townscape; (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses; (e) does not affect adversely public views of the sea; (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks; (g) does not affect adversely the amenity of local residents or the character of the locality; (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space; (i) does not have an unacceptable effect on road safety or traffic flows on the local highways; (j) can be provided with all necessary services; (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan; (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding; (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and (n) is designed having due regard to best practice in reducing energy consumption. 6.3 Development outside of areas zoned for development
Business Policy 13
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.
Transport Policy 7
Transport Policy 7: The Department will require that in all new development, parking provision must be in accordance with the Department's current standards. The current standards are set out in Appendix 7. 11.5.4 New development can have a significant impact in terms of the traffic generated by it and the impact on the various modes of travel. The Department considers that proposals which are likely to be significant traffic generators should be accompanied by a Transport Assessment(1) which should look at all modes of transport including access by public transport, cycling and on foot.
Strategic Policy 5
The Isle of Man Strategic Plan 2016 contains the following policies that are considered materially relevant
Strategic Policy 5: New development, including individual buildings, should be designed so as to make a positive contribution to the environment of the Island. In appropriate cases the Department will require planning applications to be supported by a Design Statement which will be required to take account of the Strategic Aim and Policies. 4.4 Economy 4.4.1 The Spatial Strategy identifies the Major Employment Areas around the Island. While the majority of business and employment is focused around the Douglas Metropolitan Area, there are other major employment areas at Castletown, the Airport/Freeport, Peel, Ramsey and Jurby. The Department considers the distribution of employment areas provides a spread of employment opportunities around the Island. While recognising the opportunities for small scale local employment within existing centres it is considered new employment should, in the main, be concentrated within existing settlements or those major employment areas referred to in the Island Spatial Strategy and illustrated on the Key Diagram. Existing Local and new Area Plans will provide detailed boundar ies for these areas. From time to time Government may judge it appropriate to offer financial incentives to encourage economic activity or investment in particular parts of the Island.
General Policy 2 (b), (g), (h), (i), (m), (n)
The Isle of Man Strategic Plan 2016 contains the following policies that are considered materially relevant
Appendix 7.6
The Isle of Man Strategic Plan 2016 contains the following policies that are considered materially relevant
Condition 1
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Condition 2
The approved accommodation can only be used as tourist accommodation ancillary to the existing dwellinghouse of ThieGrian, Ballacollister Road, Laxey. The accommodation cannot be rented out or sold separately from the existing dwellinghouse of ThieGrian, Ballacollister Road, Laxey.
Condition 3
No occupier shall occupy the approved building for more than 31 continues days.
Condition 4
Prior to the use of the tourist accommodation, a parking plan showing one one-site parking space for the tourist accomodation shall be provided to and approved in writing by the Department. The parking space shall be retained therefore as long as the tourist accomdation is in use.
