Officer Report

Application No.: 17/00199/C Applicant: Carolyn Carey & Hugues Auclerc Proposal: Change of use of existing bedroom as beauty salon Site Address: Ailsa Craig 13 Cooil Breryck Ramsey Isle Of Man IM8 3HL Case Officer : Mr Jason Singleton Photo Taken: 06.03.2017 Site Visit: 06.03.2017 Expected Decision Level: Officer Delegation

Officer’s Report APPLICATION SITE

1.1 The application site is the residential curtilage of 13 Cooil Breryk Ramsey. The property is a detached bungalow located at the top end of the cul-de-sac of 5 dwelling houses numbered (odds) 9; 11;13;15;17. There is off-road parking at the front of the dwelling house for up to 3 cars. THE PROPOSAL - 2.1 Proposed is the additional use of the property, particularly one bedroom as a beauty salon. There are no internal or external alterations being considered. The bedroom is located towards the front of the property and accessed from the front door via a central corridor. The applicant has commented to say;

" I run my own mobile beauty business and having recently moved into my own home, I am looking to convert a spare room in the house for use as a beauty salon for beauty treatments".

2.2 Further supporting information has been submitted highlighting the applicant is a sole trader and currently operates a mobile beauty business and does not employ anyone; clients would be limited to 4 or 5 on any given day without overlapping; parking would be available on the driveway; no fumes or smells would be generated; the use would be quiet and with no discernible increase in noise levels and no business vehicles would be parked at the premises other than her own car. PLANNING HISTORY - 3.1 The application site has not been the subject of any previous planning application that is considered specifically material to the assessment of this current planning application. DEVELOPMENT PLAN POLICIES - 4.1 In terms of land use designation the application site is located within a wider area of land that is designated as predominantly residential use under the Isle of Man Planning Scheme (Ramsey Local Plan) (No. 2) Order 1998,

4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2016 contains one policy that is considered specifically material to the assessment of this current planning application. General Policy 2 states (in part):

"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:

• (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; (g) does not affect adversely the amenity of local residents or the character of the locality;

REPRESENTATIONS

5.1 Ramsey Parish Commissioners has not commented.

5.2 Highways Services have commented (27/03/17) "The proposal is to use a bedroom as a beauty treatment room in a dwelling house. There will only be 1 member of staff, who currently resides at the dwelling, and car parking is provided on site".

Highway Services does not oppose the application if it is conditioned to prevent additional staff being employed at the site.

ASSESMENT 6.1 The fundamental issues to consider in the assessment of this planning application are; (i) the impact of the proposed development on the character and appearance of the existing dwelling, (ii) the impact of the proposal on the surrounding area and street scene.

6.2 The principle of the proposed additional use of the house as a treatment practice is acceptable because the operation would be small scale, and would not impact on the vitality or viability of the existing town centre which is close by. The small number of clients would not cause undue harm to the living conditions of nearby residents. Some customers may arrive on foot and those who arrive by car, there would be ample off-road parking space to the front of the house.

6.3 The proposed treatment practice would be small scale. The applicant would be the only fulltime worker, and she would be able to deal with only 1 client at a time. The majority of the house would remain in residential use and there would be no change to the external appearance. Furthermore, there is sufficient off-road parking, and the comings and goings of customers is unlikely to be any more disturbing than if 3 or 4 car owners lived at the house. RECOMMENDATION - 7.1 Overall, it is concluded that the planning application is in accordance with aforementioned General Policies of the Isle of Man Strategic Plan 2016 and is recommended for approval. INTERESTED PERSON STATUS - 8.1 In line with Article 6(4) of the Town and Country Planning (Development Procedure)(No2) Order 2013, the following Persons are considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to the application:

• (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.

Recommendation Recommended Decision: Permitted

Date of Recommendation: 28.03.2017

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.

• C 2. The treatment room hereby approved shall operate only within the following times: 0900hrs to 1800hrs on Mondays - Fridays, Saturdays from 0900hrs -1200hrs, and not at all on Sundays. Reason: In order to protect the amenities of the area for those living in the surrounding area.
• C 3. The additional use of the dwelling shall be for a beauty salon and for no other purpose.

Reason: The impact of the proposal has been assessed solely in relation to the additional use as a beauty salon. Any alternative uses will require further consideration.

• C 4. No persons other than those occupying the dwelling, 13, Cooil Breryck, shall be employed at the premises in respect of the use hereby approved.

Reason: To control the scale and nature of the development in order to protect local residential amenity.

• C 5. The driveway shall be available for the parking of vehicles associated with the dwelling and the beauty salon, and shall remain free from obstruction at all times. Reason: In the interest of highway safety.

This decision relates to the drawings and information received on 22nd February, 2017.

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: 28.03.2017 Determining officer

Signed : S CORLETT Sarah Corlett Senior Planning Officer

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