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18/00241/C Page 1 of 3
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 18/00241/C Applicant : Mrs Aileen Candler Proposal : Additional use of residential property as tourist accommodation Site Address : South View Clannagh Road Santon Isle Of Man IM4 2HP
Case Officer : Miss Lucy Kinrade Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 17.04.2018 __
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 site plan, location plan, floor plan and covering letter all date stamped and received 07/03/2018. __
Interested Person Status - Additional Persons
NONE __
Officer’s Report
THE APPLICATION SITE 1.1 The application site represents the residential curtilage of an existing property which sits on the northern side of the B37 Clannagh Road which links Newtown with Stuggadhoo crossroads. The existing property is a detached traditionally styled bungalow, permitted as a replacement property in 1999 under PA 99/00806/B. The property has only one neighbour that joins with the north-western boundary. The property has ample off road parking for up to 6 vehicles.
THE PROPOSAL
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18/00241/C Page 2 of 3
2.1 The current planning application seeks approval for the additional use of the property as tourist accommodation.
2.2 There are no proposed changes to the building or existing parking arrangements.
PLANNING HISTORY 3.1 The application site has been the subject of a number of previous applications since its replacement dwelling application in 1999 including the erection of a detached garage and the erection of a conservatory although none are considered materially relevant in the assessment of the current application.
DEVELOPMENT PLAN POLICY 4.1 The site lies within an area of land not designated for development on the 1982 Development Plan. Minded that there is an existing property on the site the following from the Isle of Man Strategic Plan 2016 are considered relevant in the assessment of the current application:
4.2 Paragraph 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."
4.3 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."
REPRESENTATIONS 5.1 DOI Highway Services do no oppose the application. They state that there are no changes proposed to the site access. The existing site has numerous car parking spaces and on-site turning facilities. This complies with the parking standards in 'The Isle of Man Strategic Plan 2016 of 2 spaces per dwelling. It is unlikely that the proposed tourist use would cause an increase in vehicle movements or parking demand at the site (06/04/2018).
5.2 Santon Commissioners also stated no objection on 21/03/2018.
ASSESSMENT 6.1 The application seeks approval for the additional use of a residential property to tourist accommodation. The fundamental issues to consider in the assessment and determination of this planning application are the impact of the proposal on the living conditions of the neighbours and the impact on local amenity.
6.2 Although there is generally a view in favour of using domestic properties as tourist accommodation as outlined in Business Policy 13, there can be times whereby this is opposed. There have been a small number of refusals given to applications looking to gain the same permission; the use of flats for tourist accommodation could potentially have a damaging effect on the amenities of others through the comings and goings of tourists in comparison to permanent residents, although most are granted approval there has been an instance of one refusal - PA 04/00194/C.
6.3 In the case of properties like this, concern lies in the potential to cause disruptions to the immediate neighbours. In terms of differentiating a tourist and a permanent resident it is difficult to define how each would behave. As a tourist, a person may be out a lot of the time, but may also have a greater number of late nights and be disruptive on return. On the other hand, permanent residents may be at home more, and could be more likely to invite friends or family over for dinner or parties that may be noisy. In general the majority of people tend to behave well and raise no concerns, although there will always be a percentage that may not behave.
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18/00241/C Page 3 of 3
6.4 Aforementioned the property has only one immediate neighbour, additional comings and goings are likely to be no more apparent than those already living in the property and nearby area. The property is modest and not sized to accommodate a large numbers of tourists. There are several off road car parking spaces within the site suitable to accommodate either residential or tourist use.
6.5 The applicant indicates that the site is already utilised for private rental accommodation which requires no prior planning approval. This use could result in frequent and continual turnover of residents similar to tourist use.
6.6 It is considered the use of the existing residential dwelling as tourist accommodation would have a similar impact, whether it is used for tourist or permanent residential use and therefore would not have a significant impact upon the living conditions of the neighbouring property.
CONCLUSION 7.1 For these reasons the proposal is considered to comply with the relevant polices of the Isle of Man Strategic Plan 2016 and there is no demonstrable harm arising from the application. The living conditions of the neighbouring properties are to be unaffected and there is to be no impact on local highways.
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: 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 Senior Planning Officer in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Decision Made : Permitted
Date: 23.04.2018
Determining officer
Signed : S CORLETT Sarah Corlett
Senior Planning Officer
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