Fisherman's Hut Rebuild Planning Statement

Address:

Statement

Riverside, Patrick Road, Isle of Man, IM4 3BP

• 1.0 The Application Site
• 1.1 The application site is the residential curtilage of Lakeside, Patrick Road. St Johns. The property sits on the northern side of the A30 Patrick Road which links St. John's with the hamlet of Patrick.
• 1.2 The dwelling is approximately 209m from the highway and accessed via a long driveway which curves around the trees and the large lake which is close to the site frontage. To the East of the lake is a former fisherman hut and additional storage outbuilding.
• 1.3 Access to the site is via a bridge over the River Neb.
• 1.4 The dwelling and outbuildings are not publicly visible from Patrick Road, being screened by existing trees which surround the site and along long stretches of Patrick Road.
• 1.5 There is a large lake on site and the site was a former fish farm, with the large pond and a reclaimed area that once was smaller ponds.
• 1.6 The site extends to approximately 24,500m2 (6 acres).

• 2.0 Proposal
• 2.1 The proposal seeks to rebuild the existing fisherman’s hut as a whole including the approved works under planning application PA/23/01325/B.
• 2.2 The rebuild will be undertaken using highly eco and energy efficient SIP panel construction for both walls and roof.
• 2.3 The floor space will total 75m2.
• 2.4 The floor space proposed is to ensure the unit is completely disabled friendly. It would allow for both bedrooms to be wheelchair accessible and have the shower room and WC separate. This is important for full use flexibility for the occupants.
• 2.5 The applicants work within the medical profession with one being an occupational therapist. This gives incredible exposure to demand and requirements of people on the island.
• 2.6 The above alongside previous discussions with the Tourism Department made it clear that full disabled friendly tourism accommodation on the island is severely lacking.
• 2.7 Every room factors in important 1.5m turning circles to the wet room areas and 1.2m moving space when entering the main living rooms. This allows for wheelchair users to move around freely and not be impeded.
• 2.8 The overall proposed design remains the same as approved PA/23/01325/B.

• 3.0 Key Policies for the Proposal

Below are the key Strategic Planning Policies that the previously approved PA/22/00501/B and PA/23/01325/B were reviewed against:

Strategic Policy 5 - Design and visual impact Strategic Policy 8 - Reuse of quality buildings for Tourism

• General Policy 2 - General Development Considerations (a-n)
• General Policy 3 - Exceptions to development in the countryside

• Environment Policy 1 - Protection of the countryside and its Ecology
• Environment Policy 2 - Protection of the character of AHLV Environment Policy 16 - Use of rural building for tourism Environment Policy 22 - Protection of the environment from statutory nuisances

• Business Policy 11 - Conversion of rural building to tourist use
• Business Policy 12 - Conversion of redundant buildings in the countryside to tourist Business Policy 14 - Tourist development in rural areas Transport Policy 4 - Highway safety Transport Policy 7 - Parking provisions

Other Considerations Residential Design Guidance 2021 IOM Visitor Economy Strategy 2022 IOM Govt Island Economic Strategy 2022.

4.0 Reasoning and points for rebuild proposal

• 4.1 The existing structure as it stands is single masonry block leaf in thickness only. Following recent construction professional input, it was raised that the existing walls to remain during the proposal works will be weakened and need considerable strengthening works undertaken to ensure their stability.
• 4.2 The existing walls will need significant thermal upgrading to meet even minimal building control standards.
• 4.3 Constructing the entire unit using SIP panel construction will create a highly efficient structure that significantly increases sustainability and is the epitome of IOM Strategic Plan

• 2016 point 4.3.8 by reflecting 21st century lifestyles such as energy consumption. This is a paragraph specifically noted by the planning officer is approval 23/01325/B.
• 4.4 The proposal to completely rebuild is not deemed to be to the detriment of the site or surroundings. This was specifically noted under paragraph 6.8 of the planning officers’ report for approval 22/00501/B as below: “Conversely if the building wasn't in existence and the applicants sought to erect a single storey structure or prefabricated building on the site for tourist use it would be broadly supported in planning use terms and further supported from a wider government agenda to promote more diverse tourism on Island as noted from the comments from Visit IOM in para

• 5.6 and would be an appropriate use of the site and complementary to the use of the site as a single dwelling house”.

• 5.0 Drainage and Fisheries
• 5.1 Following on from the previous approved application PA/22/00501/B, the hot tub has now been omitted from the proposal.

• 5..2 All rainwater discharge will be to a new soakaway system.

• 5.3 Foul drainage will be upgraded via a new sewage treatment plant which drains into a new drainage field and not into the River Neb.
• 5.4 Potential lighting is not to illuminate the Neb River as this may cause a barrier to migratory fish species. The applicant will contact Fisheries to discuss method statements and arrange an initial advisory site visit in conjunction with the DEFA Environmental Protection Unit, should the proposal be granted planning approval.

• 6.0 Tourism

• 6.1 Visit IOM commented on the previous PA/22/00501/B with the below:

The Our Island Our Future Visitor Accommodation Transformation Strategy 2022-2032, endorsed by Tynwald in May 2022, includes a Visitor Accommodation Transformation Action Programme that seeks to develop 500 new and transformed hotel and serviced accommodation bedrooms and 500 new units of distinctive, contemporary, eco-friendly nonserviced accommodation to support visitor number growth over the next 10 years.

The planning application submitted shows a single unit which is contemporary in design, in fitting with the environment and has elements which would be of high value to the visitor. Well designed rural accommodation is important to support the strategy and ensure the Island has a diverse accommodation stock to respond to visitor requirements. For the reasons set out above, Visit Agency Officers have no objection to this proposal.

6.2 Taking the above into consideration, the revised proposal to completely rebuild does not change this.

Conclusions

It should be considered that the proposal to rebuild is a minimal change to the approved PA/23/01325/B and can be viewed favorably when assessed against each of the key criteria and comments made by the Planning Officer within approval 22/00501/B. Provisions have been made from the Development Plan with strong regard for Strategic Plan Policies as outlined in part 3 of this statement and the previous Planning Officers Reports.

Daniel Reid Director of Fraser Reid Design Limited 10.01.2025