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19/00651/C Page 1 of 3
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 19/00651/C Applicant : Mr Paul Burridge Proposal : Additional use of residential dwelling as tourist living accommodation Site Address : Quay Cottage Shore Road Underway Port St. Mary Isle Of Man IM9 5DX
Principal Planner: Miss S E Corlett Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 17.07.2019 __
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 decision relates to drawings 1.7035-100, 1.7035-101, 1.7035-102 all received on 3rd June, 2019. __
Interested Person Status - Additional Persons
None __
Officer’s Report
APPLICATION SITE 1.1 The application site is the residential curtilage of Quay Cottage, a semi-detached cottage which backs onto Athol Street with a short garden in between, and fronts onto Shore Road Underway, a cul de sac which skirts the western side of the inner harbour and passes a
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number of residential properties before ending at Cliff Cottage where the route proceeds by way of a footpath only. This route is part of the Raad ny Foillan long distance path.
2.0 PROPOSAL 2.1 The current application proposes the additional use of the dwelling for tourist accommodation. No external alterations are proposed. The application form describes the existing and proposed use both as residential however the description in the application refers to the proposed additional use of the property as self catering tourist accommodation.
2.2 The property has three floors of accommodation with two means of pedestrian access, one at the front and one at the rear. The property has two en-suite bedrooms, a lounge/dining room and a kitchen.
3.0 PLANNING POLICY 3.1 The application site is in an area designated as Mixed Use on the Area Plan for the South, reflecting the variety of uses in the area - residential, tourist accommodation, shops, offices, public house and cafes. Given the nature of the proposal it is relevant to consider the following paragraph and policy from the Strategic Plan:
3.2 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."
3.3 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."
3.4 Paragraph 3.12.1 suggests that tourist accommodation in Port St. Mary is limited.
4.0 PLANNING HISTORY 4.1 There are no previous applications materially relevant in this case.
5.0 REPRESENTATIONS No representations have been received.
6.0 ASSESSMENT 6.1 The application seeks approval for the additional use of a residential unit as 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 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 cottages like this, concern lies in the potential to cause disruptions to the immediate and adjoining 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
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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 an area frequented by tourists - those visiting the village and using its cafes, public houses and shops and also those using the beach. As such, the location of the premises is very suited to a tourist use.
6.5 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. 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.
7.0 CONCLUSION 7.1 It is considered that there is no demonstrable harm arising from the proposal and, in view of the provisions of 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 : 22.07.2019
Determining officer
Signed : S BUTLER
Stephen Butler
Head of Development Management
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