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23/01175/C Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATION
Application No. : 23/01175/C Applicant : Mrs Jojanneke Hartmann-Struik Proposal : Apply for additional use for tourist accommodation Site Address : Glevum The Promenade Laxey Isle Of Man IM4 7DF
Planning Officer: Miss Lucy Kinrade Photo Taken : Site Visit : Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 01.12.2023 __
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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
N 1. Although not recognised as being at flood risk on current DOI flood mapping, the applicant/land owner is to be reminded of the proximity to the bay and should consider providing a flood evacuation plan within the property for users to be made aware of.
This application has been recommended for approval for the following reason. The proposal is considered to have acceptable amenity and visual impact and not to have any increased flood risk impact beyond the existing use and therefore complies with General Policy 2 (b, c, g, h, i), Environment Policies 13 and 35, Transport Policy 7 and Appendix 7, Business Policy 13 and Community Policies 7 and 11 of the Strategic Plan.
Plans/Drawings/Information; This approval relates to drawing numbers 101 and 103, and planning statement all date received 06/10/2023.
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Interested Person Status - Additional Persons
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None __
Officer’s Report
1.0 THE SITE 1.1 The site is Glevum, the Promenade, Laxey.
2.0 THE PROPOSAL 2.1 Proposed is the additional use of the existing dwelling for tourist accommodation (use class 3.6).
3.0 Planning History 3.1 There are no previous applications for the dwelling considered materially relevant to this application.
4.0 Planning Policy 4.1 The site is designated as Mixed Use on the Area Plan for the East 2020 (Laxey map). The site is within the Conservation Area but is not at risk of any surface or flood risk on recent DOI maps.
4.2 The Isle of Man Strategic Plan 2016 contains the following policies that are considered materially relevant in the assessment: o Strategic Policy 5 - new development should make positive contribution o General Policy 2 (b), (g), (h), (i), (m), (n) - general standards towards acceptable development o Environment Policy 35 - preserve or enhance the conservation area o Transport Policy 7 - parking standards o Appendix 7 - parking standards o Business Policy 13 - permission generally given to existing private dwellings for tourist use o Community Policy 7 and 11 - designed to help prevent criminal activity and prevent outbreak and fire spread.
5.0 REPRESENTATIONS Copies of representations received can be viewed on the Government's website. This report contains summaries only.
5.1 Garff Commissioners - no objections (03/11/2023).
5.2 Department of Infrastructure Highway Services - Do not oppose (23/10/2023) - no significant negative impact upon highway safety, network functionality and/or parking. The Applicant is advised to consider an EV charging point on the site to aid net zero objectives.
5.3 DOI Flood Risk Management - do not oppose subject to condition (23/10/2023) - flood evacuation plan should be posted in a prominent place in the property for the renters to be made aware of.
6.0 ASSESSMENT 6.1 Business Policy 13 supports the principle of the use of existing residential properties for tourist purposes so long as it does not impact the amenity of the neighbours. Therefore the key considerations in the determination of the application are the impact on the amenities of the neighbours, the Conservation Area and on parking provision.
Neighbouring Amenities
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6.2 It is difficult to assess how an individual would behave, whether as a tourist or a resident. As a tourist, a person may be out a lot of the time, but may also have greater late nights and be disruptive on return. In the meantime, both tourists and permanent residents have incentives for organising gatherings, which can easily be carried out till late at night. In general terms, however, the majority of people tend to behave well and raise no concerns. Therefore, it is unlikely for this change of use to have a significant impact on the living conditions of the neighbouring properties also minded that short term rental for residential purposes would not require planning.
6.3 The proposal is not expected to result in any increased criminal or fire risk beyond the existing residential use.
Conservation Area 6.4 There are no physical works proposed and thus no changes visually to the conservation area, and the change of use from a permanent resident to a tourist would not result in any changes to the overall characteristic of the area being a mix of residential with some tourist and commercial uses along this promenade location.
Parking Provision 6.5 There are no changes proposed to the existing parking and it is not expected that there will be any changes in demand between permanent residential or tourist use to warrant an concern or to create and new or adverse highway safety issues beyond the existing use and arrangement.
Flood Risk 6.6 The site is not recognised as being at any flood risk on recent maps prepared by DOI. It is clearly obvious that the site is alongside the bay and naturally with any bad weather and high tides there is potential for overtopping and some short term localised flooding for those times. It would be good practise for property owners to make tourists aware of this in any welcome pack or via evacuation plan within the property given the seaside nature, but it would be somewhat unreasonable to action this by condition as not having it would not be a sole reason to refuse the application especially minded that it is not recognised as being at flood risk on maps. An advisory note would be added to remind the applicant of 'good practise' to add evacuation plan details at the property.
7.0 CONCLUSION 7.1 The proposal is considered to comply with General Policy 2 (b, c, g, h, i), Environment Policy 35, Transport Policy 7 and Appendix 7, Business Policy 13 and Community Policies 7 and 11 of the Strategic Plan.
8.0 INTEREST 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; (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 which 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.
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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 above 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: 05.12.2023
Determining officer Signed : J SINGLETON
Jason Singleton
Principal Planner
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