Officer Report

Application No.: 17/01227/C Applicant: Mr David & Mrs Rachel Williams Proposal: Additional use of residential property as self-catering tourist accommodation Site Address: Glengyle Bradda West Road Spaldrick Port Erin Isle Of Man IM9 6PL Case Officer : Miss S E Corlett Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 27.12.2017 _________________________________________________________________

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.

Plans/Drawings/Information; This approval relates to drawing 1792-01 received on 28th November, 2017. _______________________________________________________________

Interested Person Status

Additional Persons none _____________________________________________________________________________ Officer’s Report THE SITE

1.1 The site is part of a pair of semi-detached properties which sits on the north western side of the cul de sac of Bradda West Road. The properties in the row are all but one in pairs, different styles and heights and some pairs are not identical. The application pair are generally

• symmetrical, two storey dwellings with attic accommodation served by triangular dormers facing south. Both properties have driveways and off road parking, the application property having its access off the main run of Bradda West Road and the other having its access off the short stretch of the road leading uphill to serve a number of other properties higher up the hillside.
• 1.2 The land slopes upward towards the north and the properties back onto Bradda West Lane. Both properties have had single storey flat roofed extensions at the rear. THE PROPOSAL

2.1 Proposed is the additional use of the property for tourist accommodation. No changes to the building are proposed. PLANNING POLICY - 3.1 The site lies within an area designated on the Area Plan for the South as Predominantly Residential. As such, the following Strategic Plan policies and guidance is relevant:

Strategic Policy 8: "Tourist development proposals will generally be permitted where they make use of existing built fabric of interest and quality, where they do not affect adversely environmental, agricultural, or highway interests and where they enable enjoyment of our natural and manmade attractions."

• Business Policy 11: "Tourism development must be in accordance with the sustainable development objectives of this plan; policies and designations which seek to protect the countryside from development will be applied to tourist development with as much weight as they are to other types of development. Within the rural areas there may be situations where existing rural buildings could be used for tourist use and Environment Policy 16 sets out the circumstances where this may be permitted."
• Business Policy 12: "Permission will generally be given for the conversion of redundant buildings in the countryside to tourist use providing that the development complies with the policies set out in paragraph 8.10 - Housing Policy 11."

9.5.8 "The use of existing private residential properties as tourist accommodation may be acceptable if it can be demonstrated that it will not compromise the amenities of any neighbouring residents."

• 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 use would not compromise the amenities of neighbouring residents."

PLANNING HISTORY

4.1 Alterations to the property have been approved, which are not material to the assessment of the current application. REPRESENTATIONS - 5.1 Highway Services indicate that they do not object to the application (20.12.17).

5.2 Port Erin Commissioners support the application (15.12.17). ASSESSMENT - 6.1 The issue in this case is whether the proposal would result in any adverse impact on the living conditions of those in nearby property. The site is well located for rural walks but also within walking distance of a cafe and the village shops and amenities.

6.2 The behaviour of tourists can differ from that of permanent residents who can have a more regular and established pattern of coming and going. However, lets tend to be shorter term so if there are issues, they are for a relatively short period of time, unlike permanent accommodation by tenants or owner occupiers. There have been concerns raised when permission has been sought for the additional use of apartments within a complex where occupants are closer together and where comings and goings are more apparent through shared communal spaces. However, applications for the additional use of individual dwellings for tourist accommodation have almost all been approved.

6.3 In this case, there is sufficient car parking available on site, and the adjacent highway is wide enough to also accommodate on-street parking. - 6.4 It is not considered that the proposed additional use of the property as tourist accommodation would result in any adverse impact on the living conditions of those in adjacent dwellings.

CONCLUSION

7.1 The application is recommended for approval. 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 The decision-maker must determine:

• * whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and
• * 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 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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