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Application No.: 20/00982/C Applicant: Miss Delia Maguire Proposal: Use of building as a guest house Site Address: 5 Castlemona Avenue Douglas Isle Of Man IM2 4EA Planning Officer: Mr Peiran Shen Photo Taken: 07.10.2020 Site Visit: 07.10.2020 Expected Decision Level: Planning Committee Recommended Decision: Permitted Date of Recommendation: 29.10.2020 _________________________________________________________________
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.
N 1. For the avoidance of doubt, no retrospective approval is hereby given for any previous use of the site.
This application has been recommended for approval for the following reason. This application is considered to comply with General Policy 2 and Transport Policy 7 of the Strategic Plan.
This approval relates to the submitted documents, planning statement and drawing no JTM2020-P-00, JTM-2020-P-01, JTM-2020-P-02 date-stamped as having been received on 25th August 2020.
_______________________________________________________________ Interested Person Status – Additional Persons
None _____________________________________________________________________________
THIS APPLICATION IS REFERRED TO THE PLANNING COMMITTEE AS IT IS RECOMMENDED FOR APPROVAL BUT CONTRARY TO THE PROVISIONS OF THE DEVELOPMENT PLAN.
1.0 THE SITE - 1.1 The site is the curtilage 5 Castlemona Avenue, Douglas, an existing three-storey mid-
terrace property with a lower ground floor located on the west of Castlemona Avenue, closing to its junction with The Promenade.
1.2 Castlemona Avenue has a variety of land use including dwelling, flat, guest house, light industry/storage, shop and restaurant, etc.
2.0 THE PROPOSAL - 2.1 The current planning application seeks approval for use of the property as a guest house. The application does not propose any alterations or modifications to the external elevations of the property. - 2.2 The property's internal configuration is a communal room, a bedroom, a kitchen and a utility room on the ground floor; four bedrooms and a bathroom on the first, second and third floor. There are also a living/dining room and a kitchen on the ground floor
3.0 PLANNING HISTORY - 3.1 There is no previous application considered materially relevant to this application.
4.0 PLANNING POLICY - 4.1 In terms of local plan policy, the application site is within an area designated as Predominantly Residential Use in the Douglas Local Plan 1998. In the Area Plan for the East (adopted but waiting for approval by Tynwald), the site is designated within an area of "Mixed Use". The written statement states "uses which are not compatible with residential development will generally not be supported within the areas of mixed use". - 4.2 In terms of strategic policy, the following policies of the Isle of Man Strategic Plan 2016 are considered relevant in the assessment of the current application: - 4.3 General Policy 2: "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:
4.4 Transport Policy 7: "The Department will require that in all new development, parking provision must be in accordance with the Department's current standards." - 4.5 Appendix 7.6 states typical residential dwelling and apartments should have "1 space for 1 bedroom; 2 spaces for 2 or more bedrooms". It also states that hotels, motels, guest houses should have 1 space per guest bedroom. This standard may be relaxed in urban location under certain circumstance. - 4.6 Appendix 7.6 also states: "These standards may be relaxed where development:
5.0 REPRESENTATIONS - 5.1 Douglas Borough Council has no objection on this application (24/08/2019). - 5.2 DoI Highway Services does not oppose to this application (26/08/2019).
6.0 ASSESSMENT - 6.1 The fundamental issues to consider in the assessment of this planning application, is the impact of the proposal on the neighbours and local amenities. - 6.2 It is difficult to assess how an individual person would behave whether they be a tourist or permanent resident. As a tourist, a person may be out a lot of the time, but may also have greater late nights and be disruptive on return. In general terms, however, the majority of people tend to behave well and raise no concerns. Therefore, it is unlikely for this change of use to have a significant impact on the living conditions of the neighbouring properties. - 6.3 The property does not have off-street parking. There is also a shortage of on-street parking. The development could cause a further strain on parking availability. However, as Highway Services does not oppose this application, this means the development is unlikely to have an impact on traffic flows. In addition, the site is close to Douglas town centre and there are bus stops nearby so a car is not necessary for tourists who choose this accommodation to travel around. Therefore, the possibility of impact parking is small and therefore acceptable.
7.0 CONCLUSION - 7.1 The proposal is considered to comply with General Policy 2 and Business Policy 13 of the Strategic Plan. Therefore, it is recommended for an 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:
8.2 The decision-maker must determine:
I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to it under the appropriate delegated authority.
Decision Made : Permitted Committee Meeting Date: 16.11.2020
Signed : P SHEN Presenting Officer
Further to the decision of the Committee an additional report/condition reason was required (included as supplemental paragraph to the officer report).
Signatory to delete as appropriate YES/NO See below
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