170955

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                                      19/00469/C                                     Page  1  of  4

PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 19/00469/C Applicant : Ms Christine Hopkinson Proposal : Additional use of residential accommodation as self-catering tourist accommodation Site Address : Renscault Farm East Baldwin Isle Of Man IM4 5EP

Planning Officer: Miss Lucy Kinrade Photo Taken :

Site Visit :

Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 07.08.2019 __

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. Should the tourist accommodation no longer be required, the tourist accommodation hereby approved is required to revert back to living accommodation associated with the main dwellinghouse "Renscault Farm" as a single dwelling.

Reason: To avoid any future fragmentation of the curtilage and use of the unit as a separate dwelling which has not been wholly considered by this application

Plans/Drawings/Information;

This approval relates to drawing numbers 01 Rev 5, 02 Rev 0 x site photographs all date stamped and received 25/04/2019 and two emails from the applicant both dated 26/04/2019

__

Interested Person Status - Additional Persons

None __

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                                      19/00469/C                                     Page  2  of  4

Officer’s Report

1.0 THE APPLICATION SITE

1.1 The application site forms the residential curtilage of Renscault Farm, East Baldwin. The existing dwelling and attached outbuilding is set back around 300m on the western side of the main road and is accessed via a small private access lane.

1.2 To the northern side of the main dwelling is an existing two storey Manx stone building which in 2007 was approved for the replacement of its existing two arched head rollershutter garage/games room doors at ground floor with arched head glazing and French doors. Adjacent to this building is a large forecourt area providing parking for several vehicles off the road.

2.0 THE PROPOSAL

2.1 The current application is now seeking the additional use of this attached outbuilding as tourist accommodation.

3.0 PLANNING HISTORY

3.1 The wider site has been subject to a number of previous application however the application considered most relevant in this case is 07/01255/B to replace existing roller shutter doors on garage / games room with french doors which was approved in 2007.

4.0 PLANNING POLICY

4.1 The site is located within an area no designated for development on the Braddan Local Plan, minded of the existing residential use of the attached outbuilding and the nature of the current proposal it is most relevant to consider the following policies of the IOM Strategic Plan.

4.2 Strategic Policy 8: "Tourist development proposals will generally be permitted where they make use of existing built fabric of interest and quality, where they do not affect adversely environmental, agricultural, or highway interests and where they enable enjoyment of our natural and manmade attractions."

4.3 Housing Policy 11: "Conversion of existing rural buildings into dwellings may be permitted, but only where: a) redundancy for the original use can be established; b) the building is substantially intact and structurally capable of renovation; c) the building is of architectural, historic, or social interest; d) the building is large enough to form a satisfactory dwelling, either as it stands or with modest, subordinate extension which does not affect adversely the character or interest of the building; e) residential use would not be incompatible with adjoining established uses or, where appropriate, land-use zonings on the area plan; and f) the building is or can be provided with satisfactory services without unreasonable public expenditure. Such conversion must: a) where practicable and desirable, re-establish the original appearance of the building; and b) use the same materials as those in the existing building. Permission will not be given for the rebuilding of ruins or the erection of replacement buildings of similar, or even identical, form.

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                                      19/00469/C                                     Page  3  of  4

Further extension of converted rural buildings will not usually be permitted, since this would lead to loss or reduction of the original interest and character."

4.3 Paragraph 9.5.8: "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."

4.4 Business Policy 13: "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 Braddan Parish Commissioners - No objection (23/0/2019)

5.2 Department of Infrastructure Highway Services - No Highways Interest (07/05/2019)

5.3 Neighbours' views- No comments received.

6.0 ASSESSMENT

6.1 The application seeks approval for the additional use of an existing attached Manx stone outbuilding within the curtilage of an existing dwelling as tourist accommodation. The proposal is seeking to re-use existing fabric that is of historic interest and which contributes to the Islands built heritage. The Manx stone barn building is not in any agricultural use and forms part of the existing dwelling. In its own right the building is not considered to impact environmentally any more so that the general residential use of the immediate site and existing dwelling, the fundamental issues to consider in the assessment and determination of the planning application are the impact on the living conditions and amenities of the neighbours and on local highways as a result of the proposed tourist use.

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 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. However, in this case the proposed tourist accommodation is within the grounds of an existing dwelling where there is likely to be an element of control when it comes to amenity impacts especially as the homeowners will be living in such close proximity and physically attached to the outbuilding.

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                                      19/00469/C                                     Page  4  of  4

6.4 It is likely that the comings and goings of residents or tourists will be no more apparent than those already living or visiting the nearby area. The outbuilding is reasonably small and not sized to accommodate a large numbers of tourists which will help towards limiting any potential disruption on neighbouring amenity and living conditions.

6.5 The existing dwelling has suitable and sufficient off road parking available to meet with the parking standards for the existing dwelling and to meet with the needs of the proposed tourist use ensuring there is no demand for on street parking resulting in any unacceptable vehicle congestion on the main road or highway safety concerns.

7.0 CONCLUSION

7.1 In view of the lack of concern raised from neighbours, highways services and local Commissioners it is considered that there is no demonstrable harm arising and, in view of the provisions of Strategic Policy 8, Housing Policy 11, 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 the Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted Date : 09.08.2019

Determining officer

Signed : S BUTLER

Stephen Butler

Head of Development Management

Customer note

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