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                                      17/01063/C                                     Page  1  of  3

PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 17/01063/C Applicant : Mr Paul Collins Proposal : Additional use of lower ground floor residential living space as tourist accommodation Site Address : 36 King Edward Park Onchan Isle Of Man IM3 2AB

Case Officer : Mr Chris Balmer Photo Taken :

Site Visit :

Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 21.11.2017 __

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.

C 2. The development hereby approved shall not be used or occupied other than for the purpose of short-let holiday accommodation and shall not be used as a separate dwelling. The accommodation hereby approved shall not be occupied by the same person(s) for a single period or cumulative periods exceeding 28 days in any calendar year.

Reason: To ensure that the development is only used and occupied as short let holiday accommodation and to prevent the creation of an separate dwelling with inadequate living amenities.

Plans/Drawings/Information;

This approval relates to the submitted documents and drawing all received on 6th and 12th October 2017 __

Interested Person Status - Additional Persons

It is recommended that the following Government Departments should be given Interested Person Status on the basis that they have made written submissions relating to planning considerations:

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                                      17/01063/C                                     Page  2  of  3

Department for Enterprise (Tourism) __

Officer’s Report

1.0 THE APPLICATION SITE 1.1 The application site is the residential curtilage of 36 King Edward Park, Onchan which is modern dormer bungalow located to the north of King Edward Park and south of Harbour Road. The MER railway lines runs to the east of the site.

2.0 PROPOSAL 2.1 The application seeks approval for the additional use of residential dwelling to provide tourist accommodation. The property has A lower ground floor and it is proposed to use the majority of this floor (excluding integral garage) for tourist accommodation.

3.0 PLANNING POLICY 3.1 In terms of local plan policy, the application site is within an area recognised as being within predominantly residential use under the Onchan Local Plan.

3.2 Due to the zoning of the site and the proposed works the following policy is relevant in the determination of the application:-

3.3 Business Policy 13 states: "Permission will generally be given for the use of private residential properties as tourist accommodation providing that it can be demonstrated that such use would not compromise the amenities of neighbouring residents."

4.0 PLANNING HISTORY 4.1 There are no previous planning applications which are considered relevant in the assessment and determination of this application.

5.0 REPRESENTATIONS 5.1 Onchan Commissioners have no objection to the application (received on 01.11.2017).

5.2 Highway Services do not object (21.11.2017). "The proposals are to create a self-contained apartment on a residential street. From a highways aspect, the access and parking arrangements are adequate to accommodate the increase in traffic movements and parking that such a use would generate. The proposals are therefore considered acceptable. There are no suggested conditions."

5.3 The Department sought advice from the Tourist Directorate in terms of standards, as there was some initial concerns of whether the outlook form the proposed unit would be acceptable. They have advised that the unit has been rated as 'good quality' (19.10.17).

6.0 ASSESSMENT 6.1 The property is currently used as a residential property; the application will enable the owners to rent the majority of the lower ground floor for tourist accommodation.

6.2 Business Policy 13 indicates that permission will generally be given for the use of private residential properties as tourist accommodation providing that it can be demonstrated that such use would not compromise the amenities of neighbouring residents. The application site is within a residential estate and therefore the additional traffic generated by the proposal is unlikely to have a significant impact upon neighbouring amenities. Further, the owners are to remain in the main dwellinghouse and therefore they are likely to ensure any potential nuisances or issues are prevented.

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                                      17/01063/C                                     Page  3  of  3

6.3 The Department sought advice from the Tourist Directorate in terms of standards, as there was some initial concerns of whether the outlook form the proposed unit would be acceptable. They have advised that the unit has been rated as 'good quality'. Further, the department has in the past approved tourist units which perhaps would not have been permitted to be used as permeant accommodation, on the basis that most visitors would be out visiting places and spend less time in the unit, compared to person using there unit as their permeant place to live on a daily basis. According, a condition should be attached to ensure the unit is only used for tourist purposes.

6.4 Parking would be provided via the existing off-street parking within the site, which can accommodate a substantial amount of vehicles both for the existing dwelling and the new tourist unit, which is likely to only create the need for one off road parking space.

7.0 CONCLUSION 7.1 Overall, it is considered the proposal would comply with the relevant policies of the Isle Of Man Strategic Plan therefore it is recommended that the application be approved.

8.0 INTERESTED PERSON STATUS 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 (Article 6(4), the following persons are automatically interested persons: (a) The applicant, or if there is one, the applicant's agent; (b) The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested; (c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material (d) Highway Services Division of Department of Infrastructure and (e) The local authority in whose district the land the subject of the application is situated.

8.2 In addition to those above, the Regulation 9(3) requires the Department to decide which persons (if any) who have made representations with respect to the application, should be treated as having sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to the application. __

I can confirm that this decision has been made by the Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted Date : 05.01.2018 Determining officer

Signed : S BUTLER

Stephen Butler

Head of Development Management

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