Loading document...
==== PAGE 1 ====
23/00867/B Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATION
Application No. : 23/00867/B Applicant : Mr & Mrs Haneffe Perager Proposal : Additional Use of existing cottage as Holiday/Rental Accommodation Site Address : The Cottage Ballafletcher Poultry Farm Ballafletcher Road Cronkbourne Douglas Isle Of Man IM4 4QL
Planning Officer: Mr Toby Cowell Photo Taken : Site Visit : Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 11.10.2023
Conditions and Notes for Approval
C : Conditions for approval N : Notes attached to conditions
C 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.
This application has been recommended for approval for the following reason. The proposed development is considered to be acceptable in principle in an area zoned for 'predominantly residential' purposes, without detriment to the character or visual amenity of the immediate locality or the amenities of surrounding residential properties. The proposals are also not considered to result in a material impact upon the safety and capacity of the local highway network. The application is therefore considered to comply with Strategy Policy 1, Spatial Policy 1, General Policy 2, Environment Policy 42, Business Policy 13 and Transport Policies 4 and 7 of the Strategy Plan (2016).
Plans/Drawings/Information;
This approval relates to the following drawings; JTM2302A-P-01 and JTM2302A-P-02, received 24.07.23.
==== PAGE 2 ====
23/00867/B Page 2 of 4
______________________________________________________________
Interested Person Status – Additional Persons
None.
Officer’s Report
1.0 THE SITE 1.1 The application site comprises a two-storey cottage within the holding of Ballafletcher Poultry Farm, which is physically connected to the principal farmhouse stretching eastward within the site. The building range comprises an L-shape, with historic mapping from the 1860s indicating that an opposite wing existed to the south enclosing a courtyard area which is still in situ. Access to the site extends southward from Ballafletcher Road, with a further dwelling noted to the immediate west of the site on the opposite side of the access track. Open fields bound the wider site to the south and west, with the cemetery note further west on the southern side of Ballafletcher Road.
2.0 THE PROPOSAL 2.1 The proposals seek planning permission for the cottage to be used for the purposes of tourist accommodation in addition to its existing residential use. No external changes are proposed to the property, however provision for a single parking space to the immediate south of the cottage is proposed in connection with the additional use.
3.0 PLANNING HISTORY 3.1 23/00657/B - Replace existing garage doors with a glazed opening, erection of a double garage with accommodation above with link to main property and creation of a gated entrance
4.0 PLANNING POLICY 4.1 The site lies within an area not zoned for 'predominantly residential' purposes in the Area Plan for the East within Douglas, is not within a Conservation Area or an area at risk of flooding.
4.2 The following policies from the 2016 Strategic Plan are considered pertinent in the assessment of this application;
Strategic Policy 1 Efficient use of land and resources 2 Priority for new development to identified towns and villages 5 Design and visual impact
Spatial Policy 1 Development in Douglas
General Policy 2 General Development Considerations
Environment Policy
42 Designed to respect the character and identity of the locality
Business Policy 13 Use of private residential properties as tourist accommodation
Transport Policy
==== PAGE 3 ====
23/00867/B Page 3 of 4
4 Highway safety 7 Parking
5.0 REPRESENTATIONS 5.1 Braddan Parish Commissioners - no objection (11.08.23)
5.2 Highways Services - considers the proposals would have no significant negative impact upon highway safety, network functionality and/or parking. The Applicant is advised to consider installing cycle parking in an enclosed and secure storage facility to aid Active Travel, and to install EV charging to aid Net Zero objectives. (04.08.23)
5.3 Manx Utilities Authority - no comments received at the time of writing.
5.4 Department for Enterprise - no comments received at the time of writing.
6.0 ASSESSMENT 6.1 The site falls with an area zoned for 'predominantly residential' purposes where the principle of residential related development is acceptable. Business Policy 14 states that permission will generally be granted for the use of private residential properties as tourist accommodation providing it can be demonstrated that such use would not compromise the amenities of neighbouring residents.
6.2 In this instance however, the site comprises existing living accommodation within the Ballafletcher Poultry Farm complex, which would retain its existing residential use with the proposals seeking for the addition of tourist use. Whilst no information has been provided as to the nature and frequency of such use, the present level of accommodation is modest and does not involve any additional built development. The additional use of the property for tourist purposes is unlikely to result in a material uplift in the site's intensification of use or indeed result in a material impact upon the immediate locality and above the current level of development/activity on site.
6.3. Given the small scale nature of the property, its proposed additional use for tourist purposes is not considered to result in a material impact upon the residential amenities of the adjoining farmhouse. Likewise, no objections have been raised by Highways Services, with adequate parking provision noted within the site. The additional use of the property for tourist purposes is further unlikely to result in a material impact upon the safety and capacity of the access track's junction with Ballafletcher Road.
7.0 CONCLUSION 7.1 The proposed development is considered to be acceptable in principle in an area zoned for 'predominantly residential' purposes, without detriment to the character or visual amenity of the immediate locality or the amenities of surrounding residential properties. The proposals are also not considered to result in a material impact upon the safety and capacity of the local highway network. The application is therefore considered to comply with Strategy Policy 1, Spatial Policy 1, General Policy 2, Environment Policy 42, Business Policy 13 and Transport Policies 4 and 7 of the Strategy Plan (2016). The application is therefore recommended for approval.
8.0 INTERESTED PERSON STATUS 8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons: (a) the applicant (including an agent acting on their behalf); (b) any Government Department that has made written representations that the Department considers material; (c) the Highways Division of the Department of Infrastructure;
==== PAGE 4 ====
23/00867/B Page 4 of 4
(d) Manx National Heritage where it has made written representations that the Department considers material; (e) Manx Utilities where it has made written representations that the Department considers material; (f) the local authority in whose district the land the subject of the application is situated; and (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material.
8.2
The decision maker must determine: o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and o whether there are other persons to those listed in Article 6(4) who should be given Interested Person Status.
I can confirm that this decision has been made by a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status.
Decision Made : Permitted
Date: 12.10.2023
Determining officer Signed : J SINGLETON
Jason Singleton
Principal Planner
Customer note
This copy of the officer report reflects the content of the file copy and has been produced in this form for the benefit of our online services/customers and archive records.
Copyright in submitted documents remains with their authors. Request removal