DEC Officer Report

Application No.: 20/00222/C Applicant: YTR LTD Proposal: Additional use of residential dwelling as tourist accommodation Site Address: Fieldhaven Glen Mona Loop Road Glen Mona Ramsey Isle Of Man IM7 1HG Planning Officer: Miss Lucy Kinrade Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 21.04.2020 _________________________________________________________________

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 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.

This application has been recommended for approval for the following reason. The proposal is considered to comply with Business Policy 13 and Paragraph 9.5.8 of the Isle of Man Strategic Plan 2016.

Plans/Drawings/Information;

This approval relates to drawing number 18 1269 3, existing floor plan and elevation drawings all date stamped and received 26/02/202070-01 date stamped and received 30/01/2020.

_______________________________________________________________ Interested Person Status – Additional Persons

None _____________________________________________________________________________

Officer’s Report

1.0 APPLICATION SITE - 1.1 The application site is the residential curtilage of Fieldhaven, an existing 4 bedroomed detached dwelling located along the western side of the Glen Mona Loop Road, Glen Mona. The existing dwelling has an masonry car port to the front and a large driveway area providing off road parking for several off the road. To the rear there is a private garden area which bounds with a small area of land also under ownership of the applicant and outlined in blue on the submitted plans.

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 The site has been subject to a number of previous applications extension and alterations including the erection of the car port in front of an integral garage in 1988. In 2016 the dwelling was approved for the conversion of the integral garage into living space for the main dwelling and in 2018 a number of alterations including the erection of a rear balcony area and the installation of a flue including re-rendering and installation of timber cladding was approved.

4.0 PLANNING POLICY - 4.1 The application site is not designated for development and within an area of high landscape value on the 1982 Development Plan, as there are no physical works proposed the additional use for tourist accommodation shall be considered against the following parts of the Strategic Plan which indicate that a tourism use of an existing property will generally be supported so long as it does not impact or compromise the amenities of neighbours: - 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 Garff Commissioners - had not commented at the time of writing the report 21/04/2020. - 5.2 DOI Highway Services - No not Oppose (19/03/2020)

6.0 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 impacts 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 detached properties like this, concern lies in the potential to cause disruptions to the immediate 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 row of 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 and there is an existing garage and off road car parking spaces available on the drive, so on street parking is not expected to be any greater than the existing permanent residential use.
• 6.5 It is noted that although the nature of the use might be different from permanent residential accommodation, 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.
• 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 properties or result in any new highway safety issues.

7.0 CONCLUSION - 7.1 It is considered that there is no demonstrable harm arising from the proposal in view of the provisions of Paragraph 9.5.8 and Business Policy 13 and the application is therefore recommended for approval.

8.0 INTERESTED PERSON STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons:

• (a) the applicant (including an agent acting on their behalf);
• (b) any Government Department that has made written representations that the Department considers material;
• (c) the Highways Division of the Department of Infrastructure;
• (d) Manx National Heritage where it has made written representations that the Department considers material;
• (e) Manx Utilities where it has made written representations that the Department considers material;
• (f) the local authority in whose district the land the subject of the application is situated; and
• (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material.

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 above 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: 21.04.2020 Determining officer

Signed : S CORLETT Sarah Corlett Principal Planner

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