Planning Officer Report

Case Officer: Mr A Holmes Photo Taken: Site Visit: Expected Decision Level: Officer Delegation

Officer's Report

The Application Site

1. The application site comprises the residential curtilage of a detached dwelling located on Blackberry Lane in Onchan.

The Proposal

1. The planning application seeks planning approval for the additional use of the dwelling as tourist accommodation.

Planning History

1. The application site has not been the subject of any previous planning applications that are considered specifically material to the assessment of this current planning application.

Planning Policy

1. In terms of local plan policy, the application site is within an area recognised as being within predominantly residential use under the Onchan Local Plan.

1. In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains two policies that are considered specifically material to the assessment of this current planning application.

1. General Policy 2 states:

"Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development:

• (a) is in accordance with the design brief in the Area Plan where there is such a brief;
• (b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them;
• (c) does not affect adversely the character of the surrounding landscape or townscape;
• (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses;
• (e) does not affect adversely public views of the sea;

Application No.:	12/01267/C
Applicant:	Ian Andrew Hand
Proposal:	Additional use of existing residential dwelling as tourist accommodation
Site Address:	Summer Rise Blackberry Lane Onchan Isle Of Man IM3 1NR

• (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks;
• (g) does not affect adversely the amenity of local residents or the character of the locality;
• (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space;
• (i) does not have an unacceptable effect on road safety or traffic flows on the local highways;
• (j) can be provided with all necessary services;
• (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan;
• (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding;
• (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and
• (n) is designed having due regard to best practice in reducing energy consumption."

1. Business Policy 13 states:

"Permission will generally be given for the use of private residential properties as tourist accommodation providing it can be demonstrated that such use would not compromise the amenities of neighbouring residents."

REPRESENTATIONS

1. Onchan District Commissioners recommend that the planning application be approved.
2. The Department of Infrastructure Highways Division do not oppose the planning application.

ASSESSMENT

1. The planning application purely seeks approval for the additional use of the dwelling as tourist accommodation and proposes no extension or alteration of the property. Business Policy 13 of the Isle of Man Strategic Plan 2007 sets out a presumption in favour of the use of existing residential properties as tourist accommodation provided such use would not compromise the amenities of neighbouring residents. In terms of this it is considered that the reasonable expected use of the dwelling as tourist accommodation should not unduly impact on the amenity of the surrounding area and surrounding properties. The property is detached and has sufficient on-site parking to adequately deal with expected traffic levels.

RECOMMENDATION

1. It is recommended that the planning application be approved.

PARTY STATUS

1. It is considered that the following parties that made representations to the planning application should be afforded interested party status:

Onchan District Commissioners.

1. It is considered that the following parties that made representations to the planning application should not be afforded interested party status:

The Department of Infrastructure Highways Division.

Recommendation

Recommended Decision: Permitted

Date of Recommendation: 15.10.2012

Conditions and Notes for Approval / Reasons and Notes for Refusal

C: Conditions for approval N: Notes attached to conditions R: Reasons for refusal O: Notes attached to refusals

C 1. The use must be taken up within four years of the date of this notice in order for this approval to remain valid after that time.

C 2. This approval relates to the additional use of the dwelling defined by the red line within the location plan and site plan and as shown in drawings Ref 3 and Ref 4, all date stamped the 13th September 2012 as tourist accommodation.

I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager/ Senior Planning Officer.

Decision Made: Permitted Date: 22/10/12

Determining officer (delete as appropriate)

Signed: [Handwritten Signature] Anthony Holmes Senior Planning Officer

Signed: [Handwritten Signature] Michael Gallagher Director of Planning and Building Control

Signed: [Handwritten Signature] Sarah Corlett Senior Planning Officer

Signed: [Handwritten Signature] Jennifer Chance Development Control Manager