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19/00859/C Page 1 of 3
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 19/00859/C Applicant : Mrs Rebecca Griffin Proposal : Additional use of residential property to provide tourist living accommodation Site Address : Ballawyllin Beg Farm East Baldwin Isle Of Man IM4 5ER
Planning Officer: Miss Lucy Kinrade Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 24.09.2019 __
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.
Plans/Drawings/Information;
This approval is related to site and location plan and floor plans date stamped and received 30/07/2019 and additional site photographs received by email dated 12/08/2019. __
Interested Person Status - Additional Persons
None __
Officer’s Report
1.0 SITE 1.1 The application site is the residential curtilage of an existing detached dwelling situated along the East Baldwin road and part way between the junctions of two roads which connect back towards West Baldwin. The two storey property Ballawyllin Beg Farm is set back from the main road with access via a shared lane with two other properties situated nearest the road and around 90m away (as the crow flies). The dwelling has general living space at ground floor and 5 bedrooms above. There are two single storey outbuildings adjacent to the main house, a detached double garage, and a further single garage building with a log store and gym space towards the rear. There is a large area of off road parking between the house and outbuildings for several vehicles.
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19/00859/C Page 2 of 3
2.0 PROPOSAL 2.1 The current planning application seeks approval for the additional use of the property as tourist accommodation.
2.2 There are no physical changes proposed to the building or existing parking arrangements.
3.0 PLANNING HISTORY 3.1 There are no previous applications considered relevant in the assessment of the current application.
4.0 PLANNING POLICY 4.1 In terms of local plan policy, the application site is within an area designated on the Braddan Local Plan of 1991 as Open Space and identified as an Area of High Landscape or Coastal Value and Scenic Significance. Given the nature of the proposed development not including any physical changes, the most relevant policies of the Isle of Man Strategic Plan 2016 in the assessment of the current application are:
4.2 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."
4.3 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 (16/08/2019)
5.2 The Department of Infrastructure Highway Services - Do not oppose - the existing dwelling has sufficient parking for up to 8 vehicles (04/09/2019).
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 impact of the proposal on the living conditions of any neighbours and the impact on local amenity.
6.2 Although there is generally a view in favour of using domestic properties as 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 residential 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 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.
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19/00859/C Page 3 of 3
6.4 Aforementioned the property is set back from the main road and shares an access lane with two neighbouring properties, it's likely that the comings and goings of persons associated with the tourist use will be no more apparent than those already living in the property, and given the large areas of driveway it's not expected that there will be any overspill parking on the shared lane or main road which would result in any harm to the amenity of the neighbours or general highway safety.
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 and that the existing parking would be sufficient to meet the demands of either sole use.
7.0 CONCLUSION 7.1 For these reasons the proposal is considered to comply with the relevant polices of the Isle of Man Strategic Plan 2016 and there is no demonstrable harm arising from the application. The living conditions of the nearest neighbouring properties are to be unaffected beyond the existing arrangement and 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 : 01.10.2019
Determining officer
Signed : S BUTLER
Stephen Butler
Head of Development Management
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