Officer Report

Application No.: 25/90167/C Applicant: Mrs Leander Sime Proposal: Additional use of residential dwelling house as tourist accommodation (Class 3.1) Site Address: Bridge House Dalby Isle Of Man IM5 3BP Planning Officer: Peiran Shen Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 18.03.2025 _________________________________________________________________

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.

This application has been recommended for approval for the following reason.

The proposal is not considered to give rise to an unacceptable impact on amenity or impact on 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 and drawing no. 103, which have all been received on 14th February 2025. _________________________________________________________________ Right to Appeal It is recommended that the following organisations should NOT be given the Right to Appeal: Department of Infrastructure - No objection _________________________________________________________________ Officer’s Report

1.0 THE SITE - 1.1 The site is Bridge House, Dalby Road, Dalby, a detached house located on the southeast of Dalby 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 not within any area designated for Development in the 1982 Development Plan, meaning it is considered to be part of the countryside. - 4.2 The site is within an area designated as Predominantly Residential in the Area Plan for the West, which has went thought public inquiry but has not been adopted at the time of this report. 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 Strategic Policy 5
• o General Policy 2 (b), (g), (h), (i), (m), (n)
• o General Policy 3
• 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.
• o Business Policy 14

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 Patrick Commissioners has not commented at the time of the report (18.03.2025). - 6.2 DoI Highway Services does not oppose this application (24.02.2025). 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.

7.0 ASSESSMENT Elements of Assessment - 7.1 The key considerations in determining the application are its principle, its impact on parking provision and the amenities of the neighbours. Principle of the Application - 7.2 While the house is considered within an area of Predominantly Residential in the Area Plan in the West, the plan is not adopted and carry little weight at the moment. Therefore, the house is still considered to be within in the countryside, where development is restricted. However, since Business Policy 13 encourage houses to be used as tourist accommodation regardless of their location. The proposed use is considered principally acceptable. - 7.3 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.

7.4 There is no objection from highway services. Therefore, the impact on parking is considered to be acceptable. - 7.5 It is difficult to assess how an individual would behave as a tourist or a resident. 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, it is unlikely that this change of use will significantly impact the neighbouring properties' living conditions.

8.0 CONCLUSION - 8.1 The proposal is not considered to give rise to an unacceptable impact on amenity or impact on 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);
• 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. _____________________________________________________________________________________________________

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 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 : 18.03.2025 Determining Officer

Signed : S BUTLER Stephen Butler Head of Development Management

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