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18/00356/C Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 18/00356/C Applicant : John William Dawson Proposal : Additional use of residential property as self-catering tourist accommodation Site Address : Maple Leaf Gardens 10 Peveril Terrace Douglas Isle of Man IM1 1BS
Case Officer : Mr Chris Balmer Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 14.05.2018 __
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 the submitted documents and drawing all received on 4th April 2018.
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Interested Person Status - Additional Persons
None __
Officer’s Report
1.0 THE SITE 1.1 The site is the residential curtilage of Maple Leaf Gardens, 10 Peveril Terrace, Douglas which is a two storey mid terraced property located to the north-eastern side of Peveril Terrace. While there is vehicular access which serves the properties to either side of Peveril Terrace, this is a very narrow, wide enough for a single vehicle to travel along only.
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2.0 PROPOSAL 2.1 The proposal seeks approval for the additional use of residential dwelling as tourist accommodation.
3.0 PLANNING STATUS 3.1 The application site is designated as predominantly residential use under the Douglas Local Plan Order 1998. The site is not within a Conservation Area.
3.2 Due to the zoning of the site, and the nature of the proposed development, the following Planning Policy is relevant in the consideration of the application:-
3.3 General Policy 2 states: "Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development: (a) is in accordance with the design brief in the Area Plan where there is such a brief; (b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them; (c) does not affect adversely the character of the surrounding landscape or townscape; (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses; (e) does not affect adversely public views of the sea; (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks; (g) does not affect adversely the amenity of local residents or the character of the locality; (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space; (i) does not have an unacceptable effect on road safety or traffic flows on the local highways; (j) can be provided with all necessary services; (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan; (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding; (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and (n) is designed having due regard to best practice in reducing energy consumption."
3.4 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 relevant in the assessment and determination of this application.
5.0 REPRESENTATIONS 5.1 Highway Services make the following comments (11.05.2018): "No objection there is no off-street parking on the site or space to create such. There are 'No Waiting At Any Time' restrictions on both sides of the road preventing on-street parking adjacent to the dwelling. There should be no increase in traffic or parking demand as a result of the dwelling being used as tourist accommodation, and therefore no new highway issues should arise.
Highway Services does not oppose this application."
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6.0 ASSESSMENT 6.1 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. There are residential properties adjoining the existing dwelling; however, it is not considered the use of this building for tourist accommodation would compromise the amenities of neighbouring residents.
6.3 There are no off street parking provision associated with the dwelling and this would remain to be the case if the dwelling was used for tourist purposes. However, given this is the case either way and Highway Services have raised no objection, it is considered the proposal from this respect would be acceptable. It should be noted the dwelling is near bus stops and within walking distance of the town centre.
6.4 It is considered the use of the existing residential dwelling for 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 residential amenities of the neighbouring property.
7.0 RECOMMENDATION 7.1 Overall, it is considered that the proposal would comply with the relevant planning policies of The Isle of Man Strategic Plan and for the reasons set out in this report, 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 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 the Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Decision Made : Permitted
Date : 21.05.2018 Determining officer
Signed : S BUTLER
Stephen Butler
Head of Development Management
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