Officer Report

Application No.: 18/01069/C Applicant: Fiona Rachel Gell Proposal: Additional use of property as self-catering tourist accommodation Site Address: 3 Spaldrick View Port Erin Isle of Man IM9 6PB Planning Officer: Miss Lucy Kinrade Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 12.12.2018 _________________________________________________________________

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 2 x floorplans, site photographs, Location Map 1 and Location Map 2 all date stamped and received 12/10/2018. _______________________________________________________________ Interested Person Status – Additional Persons none _____________________________________________________________________________

Officer’s Report

1.0 APPLICATION SITE - 1.1 The application site is the residential curtilage of 3 Spaldrick View in Port Erin an existing two storey semi-detached Manx cottage dwelling located on the eastern side of the Bradda Road opposite the entrance to Bradda Glen and alongside Port Erin golf course. The existing two bedroom dwelling has private garden and amenity space to the front and a driveway for the parking of 1 vehicle off the road.

2.0 PROPOSAL - 2.1 The current application proposes the additional use of the dwelling for tourist accommodation. No external alterations are proposed.

3.0 PLANNING HISTORY - 3.1 There are no previous applications materially relevant in this case.

4.0 PLANNING POLICY - 4.1 The application site is in an area designated as 'residential' on the Area Plan for the South. Given the nature of the proposal it is relevant to consider the following paragraph and policy from the Strategic Plan: - 4.2 Paragraph 9.5.8 states: "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 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."

5.0 REPRESENTATIONS Copies of representations received can be viewed on the government's website. This report contains summaries only. - 5.1 Port St Mary Commissioners - Defer (25/10/2018) and Support (dated 14/11/2018) - 5.2 DOI Highway Services - No comments received (as of 11/12/2018)

6.0 ASSESSMENT - 6.1 The application seeks approval for the additional use of a residential property as 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 immediate neighbours and the impact on local amenity. - 6.2 Although there is generally a view in favour of using residential properties for 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 semi-detached properties like this, concern lies in the potential to cause disruptions to the immediate and adjoining neighbouring properties. In terms of differentiating a tourist and a permanent resident it is often 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. - 6.4 The dwelling is located within a small group of existing residential properties where it is likely that the comings and goings of tourists will be no more apparent than those residents

• already living in the area of having friends or family visit. The property is modest and not sized to accommodate a large numbers of tourists or residents. The existing car parking space currently serves the permanent residential use. The demand for parking by a tourist is not likely to be any different to its permanent residential use and therefore no new highways issues are expected as a result of the proposal.
• 6.5 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 properties. It should also be remembered that the use of the site for private rental accommodation would require no planning approval and could result in frequent and continual turnover of residents.

7.0 CONCLUSION - 7.1 In view of the lack of concern raised from neighbours or the Local Commissioners with respect to the proposal, it is considered that there is no demonstrable harm arising from the proposal and, in view of the provisions of Paragraph 9.5.8 and Business Policy 13, the application is recommended for approval.

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 a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted Date: 12.12.2018 Determining officer

Signed : S CORLETT Sarah Corlett Principal Planner

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