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                                      24/00495/B                                     Page  1  of  4

PLANNING OFFICER REPORT AND RECOMMENDATION

Application No. : 24/00495/B Applicant : Mr Andy & Mrs Steph Hollis Proposal : Change of use from residential to additional use as part tourism / self catered accommodation, together with new double doors and access with new steps and terraced area, with carport below (amendment to PA 23/01317/B) Site Address : Stoneycroft Glen Vine Road Glen Vine Isle Of Man IM4 4HF

Planning Officer: Russell Williams Photo Taken : Site Visit : Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 09.07.2024 __

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.

C 2. The proposed use hereby approved shall be used only for family and friends of those occupying the main dwelling as ancillary accommodation or as additional self contained tourist accommodation. The part of the building shall not be occupied as an independent dwelling unit.

Reason: To ensure proper control of the development and to avoid any future undesirable fragmentation of the curtilage.

C 3. The additional tourist accommodation hereby approved shall not be occupied by the same person(s) for a single period or cumulative periods exceeding 28 days in any calendar year.

Reason: To ensure that the development is only used and occupied as short let holiday accommodation and to prevent the creation of an unjustified separate dwelling in the countryside.

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                                      24/00495/B                                     Page  2  of  4

C 4. The use hereby approved relates only to the floor area as shown on drawing 05P Rev1 (floor plans as proposed) only.

Reason: For the avoidance of doubt.

This application has been recommended for approval for the following reason. The principle of the proposed use has been established through the previous grant of planning permission and the proposed amendments to the design are considered to be acceptable, and will not give rise to any unacceptable impacts upon visual or residential amenity. It is considered that the proposal therefore complies with General Policy 2 and the principles of the Residential Design Guide.

Plans/Drawings/Information; This decision relates to the following plans and drawings, date stamped received on 10 May 2024:

Drawing No. 01P Drawing No. 02P Rev1 Drawing No. 03P Drawing No. 04P Drawing No. 05P Rev1 Drawing No. 06P Rev1 __

Interested Person Status - Additional Persons

None __

Officer’s Report

THE APPLICATION SITE 1.1 The application site is within the curtilage of Stoneycroft, Glen Vine Road, Glen Vine which is a large detached dwelling situated within its own ground to the East of Glen Vine Road. 1.2 The dwelling is located on and set back from the Glen Vine Road neighboured by the property "Woodlands" to the south and 75 Ballagarey Road to the north. To the rear of the property are the gardens of 73, 71, 69, 67 and 65 Ballagarey Road.

THE PROPOSAL 2.1 The application seeks approval for alterations to the main dwelling to create ancillary accommodation and additional use as tourist accommodation. The proposals comprise an amended design scheme to that previously approved on 24 February 2024. 2.2 The works include the conversion of the first floor within the existing garage (which is to be used as parking for the tourist accommodation), to provide an open plan kitchen/lounge and separated bedroom and bathroom. The new accommodation will be used as dual ancillary/tourist accommodation. 2.3 The proposal also includes the removal of the existing external staircase and the addition of a car port with balcony terrace above. The height of the balcony terrace has been increased by 400mm compared to the approved scheme. A new staircase to the side of the car port is now proposed, having previously been approved to the rear of the car port. The previously approved single doorway off the balcony is to be replaced with double French doors.

PLANNING HISTORY 3.1 The following application are of relevance: 07/01173/B - Alterations, erection of a sun room and kitchen extension, installation of dormer windows and an external staircase - Permitted

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                                      24/00495/B                                     Page  3  of  4

23/01317/B - Change of use from residential to additional use as part tourism / self-catered accommodation, together with new double doors and access with new steps and terraced area, with carport below - Permitted

PLANNING POLICY 4.1 The site lies within an area zoned as Predominantly Residential on the Area Plan for the East, Map 10 - Crosby/Glen Vine. The property is not within a Conservation Area or a Flood Risk Zone. 4.2 Given the nature of the residential property and the land designation, firstly due to the proposed extensions and alterations paragraph 8.12.1 and General Policy 2 from the Isle of Man Strategic Plan 2016 are most relevant to its assessment which set out the general standards towards acceptable development, 4.3 Secondly, Business Policy 13 is relevant, which sets out a general presumption in support of additional use of private dwellings for tourist accommodation provided it does not compromise the amenity of the neighbours 4.4 Environment Policy 23 seeks to addresses changes to neighbouring amenity as a result of development and is also relevant. 4.5 Furthermore consideration shall also be given to Community Policies 7 and 11 in respect of reducing outbreak of fire and preventing criminal activity and Infrastructure Policy 5 in respect of water conservation.

REPRESENTATIONS 5.1 The following representations can be found in full online, below is a short summary; 5.2 Highway Services have considered the proposal and state that they have no interest in the proposals. 5.3 Marown Parish Commissioners have not provided any observations.

ASSESSMENT 6.1 The principle of the proposed development is taken to have been established through the grant of planning permission under application 23/01317/B, which permitted the conversion of the first floor space above the garage to dual ancillary/tourist accommodation, together with the erection of the terrace and car port structure. That permission remains extant and so there is no objection to the principle of development in this instance. 6.2 The main issues to consider are, therefore, the impact of the change in design to the development, with specific reference to the change in size of the extension, raised height of the terrace and repositioning of the external staircase. 6.3 Regarding the increase in size to the footprint of the car port and terrace, the increase is considered to be minor and when regard is had to the overall scale of the existing dwelling, the footprint of the extension remains proportionate to the main dwellinghouse. 6.4 In relation to increasing the FFL of the balcony terrace, it is noted that this will be raised by approximately 400mm. This is a modest increase in height and it is noted that the balcony would be enclosed by glazed panels. The terrace is sufficiently distant and screened from neighbouring gardens and habitable room to ensure that the increase in height will not give rise to any significant loss of privacy through overlooking. Similarly, the relocated external staircase is now further from neighbouring properties and is considered to be better located in regard to neighbouring amenity than previously approved.

CONCLUSION 7.1 The planning application seeks to make minor material amendments to the previously approved design scheme at Stoneycroft. It is considered that the proposal constitutes an acceptable form of development that has been designed to ensure that it would not harm the use and enjoyment of neighbouring properties and would comply with General Policy 2 and the principles of the Residential Design Guide.

INTERESTED PERSON STATUS

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                                      24/00495/B                                     Page  4  of  4

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; (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: whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and 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 a Principal Planner 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: 09.07.2024

Determining officer Signed : C BALMER

Chris Balmer

Principal Planner

Customer note

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