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25/90030/C Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 25/90030/C Applicant : Lianda Properties Ltd Proposal : Additional use of residential property as tourist accommodation Site Address : Glen Cottage Glen Road Laxey Isle Of Man IM4 7AJ
Planning Officer: Peiran Shen Photo Taken : Site Visit : Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 02.04.2025 __
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 ground floor level shall not be used for any sleeping accommodation as shown on drawing L/7741/1.
Reason: in the interests of Flood Risk Safety
N 1. The applicant is recommended to provide information to any visitors on how to receive alerts for extreme weather conditions and flood warnings and evacuation procedures in such events. Further advice should be sought from the Flood Risk Management Team (DOI).
This application has been recommended for approval for the following reason. The proposal is not considered to have an unacceptable impact on neighbouring amenity or highway safety. It is considered to comply with General Policy 2, Business Policy 13 and Transport Policy 7 of the Strategic Plan.
Plans/Drawings/Information;
This approval relates to the documents, statement, location plan, site plan and drawing no. L/7741/1, which have all been received on 10th January 2025 and email correspondence, which has been received on 3rd February 2025.
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25/90030/C Page 2 of 4
Right to Appeal
It is recommended that the following organisations should NOT be given the Right to Appeal: Garff Commissioners - No objection Department of Infrastructure - No objection/Condition/notes attached __
Officer’s Report
1.0 THE SITE 1.1 The site is Glen Cottage, Glen Road, Laxey, a detached house located on the north east of Glen Road.
2.0 THE PROPOSAL 2.1 The proposal is for the additional use of the house as tourist accommodation.
3.0 Planning History 3.1 There is no previous application considered materially relevant to this application.
4.0 Planning Policy Site Specific 4.1 The site is within any area designated as Predominantly Residential in the Area Plan for the East.
4.2 The site is within an area with a medium likelihood of surface water flooding in the DoI Flood Risk Viewer. The site is also on the boundary of high risk for river and tidal flooding.
Strategic Policy 4.3 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 General Policy 2 (b), (g), (h), (i), (m), (n) o Environment Policy 10, 13 o Transport Policy 7 o Appendix 7.6 o Business Policy 13 - Permission will generally be given for using private residential properties as tourist accommodation, providing that it can be demonstrated that such use would not compromise the amenities of neighbouring residents.
PPS and NPD 4.4 No relevant Planning Policy Statement or National Policy Directive applies to this application.
5.0 OTHER MATERIAL CONSIDERATIONS Strategy and Guidance 5.1 There is no strategy or guidance materially relevant to this application.
6.0 REPRESENTATION This section is a summary. The original texts of the consultations and comments received are available on the Planning Application Search on the government website. 6.1 Garff Commissioners have no objection (10.02.2025).
6.2 DoI Highway Services does not oppose this application (21.01.2025). The comment states there is no significant negative impact upon highway safety, network functionality and/or parking as the proposed use would have a similar or less parking demand to the existing use.
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6.3 DoI Flood Risk Management Division does not object to this application (06.02.2025) on the condition that no sleeping accommodation on the ground floor and an evacuation plan be displayed, along with instructions on the use of equipment.
7.0 ASSESSMENT Elements of Assessment 7.1 The key considerations in determining the application are its impact on parking provision and the amenities of the neighbours.
Parking 7.2 When the house is occupied by one group of tourists, their parking demand and behaviour are considered the same as a typical household. There has been no increase in parking standards, and the current parking provision is considered acceptable.
7.3 There is no objection from highway services. Therefore, the impact on parking is considered to be acceptable.
Neighbouring Amenities 7.4 Assessing how an individual would behave as a tourist or a resident is difficult. As a tourist, a person may be out often, have late nights, and be disruptive on return. In the meantime, both tourists and permanent residents have incentives for organising gatherings, which can easily be carried out till late at night. In general terms, however, most people behave well and raise no concerns. Therefore, this change of use is unlikely to impact the neighbouring properties' living conditions significantly.
Flood 7.5 The site has a high flood risk, and the condition for no sleeping accommodation is justified but not enforceable, the same as the condition for the evacuation plan and equipment. Given the number of occupants is unlikely to increase, the proposal is considered to have no increase in flood risk in planning terms. It is to be pointed out that it is always the operator's responsibility to ensure guests are aware of and manage the site's flood risk.
8.0 CONCLUSION 8.1 The proposal is not considered to have an unacceptable impact on neighbouring amenities or highway safety. Therefore, it is considered to comply with General Policy 2, Business Policy 13 and Transport Policy 7 of the Strategic Plan and is recommended for an approval.
9.0 RIGHT TO APPEAL AND RIGHT TO GIVE EVIDENCE 9.1 The Town and Country Planning (Development Procedure) Order 2019 sets out the process for determining planning applications (including appeals). It sets out a Right to Appeal (i.e. to submit an appeal against a planning decision) and a Right to Give Evidence at Appeals (i.e. to participate in an appeal if one is submitted).
9.2 Article A10 sets out that the right to appeal is available to: o applicant (in all cases); o a Local Authority; Government Department; Manx Utilities; and Manx National Heritage that submit a relevant objection; and o any other person who has made an objection that meets specified criteria.
9.3 Article 8(2)(a) requires that in determining an application, the Department must decide who has a right to appeal, in accordance with the criteria set out in article A10.
9.4 The Order automatically affords the Right to Give Evidence to the following (no determination is required): o any appellant or potential appellant (which includes the applicant);
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o the Department of Environment, Food and Agriculture, the Department of Infrastructure and the local authority for the area; o any other person who has submitted written representations (this can include other Government Departments and Local Authorities); and o in the case of a petition, a single representative.
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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 and/or rights to appeal.
Decision Made : Permitted
Date: 03.04.2025
Determining Officer Signed : C BALMER
Chris Balmer
Principal Planner
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