Loading document...
==== PAGE 1 ====
24/00306/C Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATION
Application No. : 24/00306/C Applicant : Mr Neil Ward Proposal : Additional use as self-catering tourist accommodation Site Address : 5 Charles Street Peel Isle Of Man IM5 1AF
Planning Officer: Lucy Kinrade Photo Taken : Site Visit : Expected Decision Level :
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 22.04.2024 __
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 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
This application has been recommended for approval for the following reason. The proposal is considered to have acceptable impact preserving the Conservation Area and Registered Building, and not having any adverse impact on neighbouring amenity or highway safety. The application is considered to accord with General Policy 2 (b, c, g, h and i), Environment Policies 33 and 35, Business Policy 13 and Transport Policy 7 of the IOM Strategic Plan 2016 and to fall in line with S16 and S18 of The Act 1999.
Plans/Drawings/Information; This approval relates to the following all date received 15/03/2024:
Interested Person Status - Additional Persons
None
==== PAGE 2 ====
24/00306/C Page 2 of 4
Officer’s Report
1.0 THE SITE 1.1 The site is the residential curtilage of 5 Charles Street, Peel. 1.2 No. 5 forms part of RB 108 on the Registered Buildings Register.
2.0 THE PROPOSAL 2.1 The proposal is for the additional use as self-contained, self-catering tourist accommodation (use class 3.6).
3.0 Planning History 3.1 Recently No. 1 was approved for additional use as tourist accommodation APPROVED under PA 22/00341/C. There were no conditions.
3.2 No 5 has been subject to a number of recent applications for works to the property including internal works along with window, door and roofing works approved under PA 23/00523/B, 23/00524/CON, 23/00833/CON, 23/00834/GB and 23/00887/CON.
4.0 Planning Policy 4.1 The site is within an area designated as Mixed Use in the Peel Local Plan 1989 and within the Peel Conservation Area. The site is not recognised as being at any flood risk.
4.2 The Isle of Man Strategic Plan 2016 contains the following policies that are considered materially relevant to the assessment of this current planning application:
o Strategic Policy 4 states: Protect or enhance the fabric and setting of Conservation Areas and Registered Buildings o General Policy 2 - general standards towards development o Strategic Policy 5 - new development to make positive contribution o Environment Policy 33 - change of use of RB only permitted if appropriate and do not detrimentally affect its character and special interest. o Paragraph 7.27.1 - new uses of RB's must be sensitive and appropriate o Environment Policy 35 - preserve or enhance character and appearance of the Area o Transport Policy 7 - parking in accordance with standards o Appendix 7.6 states that for typical residential development, there should be two spaces for dwellings with two or more bedrooms. These standard can also be relaxed under certain circumstances. o 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 o Community Policy 7, 10 and 11 - prevent criminal and anti-social behaviour, prevent outbreak and spread of fire and provide proper access and services for fire-fighting o Infrastructure Policy 5 - water conservation
4.3 OTHER MATERIAL CONSIDERATIONS o Section 16 of the Town and Country Planning Act (1999) - preserve the RB including setting and features o Section 18 of the Town and Country Planning Act (1999) - preserving or enhancing its character or appearance of Conservation Area o Planning Policy Statement PPS 1/01 - historic environment.
5.0 REPRESENTATIONS Copies of representations received can be viewed on the Government's website. This report contains summaries only.
5.1 Peel Town Commissioners - no comments received from them as of 22/04/2024.
==== PAGE 3 ====
24/00306/C Page 3 of 4
5.2 DOI Highway Services - no highways interest 02/04/2024
5.3 Comments were also sought from the following but nothing received as of 22/04/2024: o Manx Utilities o DEFA Registered Buildings Officer o Manx national Heritage o Department for Enterprise
6.0 ASSESSMENT Statutory Test - Sections 16 and 18 of The Act 6.1 Before assessing elements of the proposal, as it is within a Conservation Area, a test should be applied to this proposal as mentioned in 4.3, whether the proposal would preserve or protect the character of the Conservation Area and whether the RB is preserved. The proposal does not involve external alterations and therefore, the proposal is considered to preserve the character of the Conservation Area and passes S18 test. The existing use is residential and the proposed use would be as tourist accommodation and this would not affect its registered status or setting passing the test of S16.
Elements of Assessment 6.2 Key considerations in the determination of the application are the principle of development, its impact on parking provision and impact on amenities of the neighbours.
Principle 6.3 The dwelling is within a town centre and a mixed use area. Therefore, it is considered that the principle is acceptable.
Parking Provision 6.4 Whether in use as a permanent dwelling or as a tourist unit, the demand for parking is to remain fairly unchanged and so unobjectionable in this respect, also minded that the site is within easy access to public transport and public car parking, where a relaxation to parking standards could be considered.
Neighbouring Amenities 6.5 It is difficult to assess how an individual would behave, whether as a tourist or a 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 the meantime, both tourist and permanent residents have incentives for organising gatherings, which can easily be carried out till late at night. 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.
7.0 CONCLUSION 7.1 The proposal is considered to comply with General Policy 2, Business Policy 13 and Transport Policy 7 of the Strategic Plan 2016. The Conservation Area is to be preserved and the tourist use would not affect the buildings Registered Building status in line with S16 and S18 of The Act and is recommended for 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: (a) the applicant (including an agent acting on their behalf); (b) any Government Department that has made written representations that the Department considers material; (c) the Highways Division of the Department of Infrastructure; (d) Manx National Heritage where it has made written representations that the Department considers material;
==== PAGE 4 ====
24/00306/C Page 4 of 4
(e) Manx Utilities where it has made written representations that the Department considers material; (f) the local authority in whose district the land the subject of the application is situated; and (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material.
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 above who should be given Interested Person Status __
I can confirm that this decision has been made by the Acting Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status
Decision Made : Permitted Date : 24.04.2024
Determining officer
Signed : A MORGAN Abigail Morgan
Acting Head of Development Management
Customer note
This copy of the officer report reflects the content of the file copy and has been produced in this form for the benefit of our online services/customers and archive records.
Copyright in submitted documents remains with their authors. Request removal