Loading document...
==== PAGE 1 ====
25/90079/C Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 25/90079/C Applicant : Mr & Mrs Paul Corteen Proposal : Additional use of dwellinghouse as tourist accommodation (Class 3.6) Site Address : Mysore Cottages 39 Waterloo Road Ramsey Isle Of Man IM8 1DX
Planning Officer: Peiran Shen Photo Taken : Site Visit :
Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 26.03.2025 __
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.
N 1. Any changes to the external elevations of the house, including hanging of signs or plaques for tourism certification, would require a Registered Building Consent.
This application has been recommended for approval for the following reason. The proposal is not considered to harm the character of the Registered Building or give rise to an unacceptable impact on amenity or impact on highway safety. It is considered to comply with General Policy 2, Environment Policy 33, Business Policy 13 and Transport Policy 7 of the Strategic Plan.
Plans/Drawings/Information; This approval relates to the documents, flood risk assessment an drawing no. 01, 02, 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: Ramsey Town Commissioners - Department of Infrastructure - No objection/Objection does not relate to material planning considerations
==== PAGE 2 ====
25/90079/C Page 2 of 4
Officer’s Report
1.0 THE SITE 1.1 The site is Mysore Cottages, 39 Waterloo Road, a mid-terrace house located on the northeast of Waterloo Road, between its junction with Parsonage Road and Approach Road.
2.0 THE PROPOSAL 2.1 The proposal is for the additional use of all seven apartments 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 an area designated as Predominately Residential Use in the Ramsey Local Plan.
4.2 The building is part of a registered building (no.010). The registration states "... there is an architectural quality to the buildings quite distinct from usual Manx alms houses of the mid- 19th century."
4.3 The site is within an area with high risk for tidal flood in the DoI Flood Risk Viewer.
Strategic Policy 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 5 o General Policy 2 (b), (g), (h), (i), (m), (n) o Environment Policy 10, 13 o Environment Policy 32, 33 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 4.3 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 Ramsey Town Commissioners does not object to this application (03.03.2025).
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.
6.3 DoI Flood Risk Management Division (FRMD) does not object on the condition that no sleeping accommodation on the ground floor and an evacuation plan be clearly displayed.
==== PAGE 3 ====
25/90079/C Page 3 of 4
7.0 ASSESSMENT Elements of Assessment 7.1 The key considerations in determining the application are its impact on the registered building, parking provision, the amenities of the neighbours and its flood risk.
7.2 The registered building is protected of its appearance, which the proposal does not change. The change of use from residential to self-accommodated tourist accommodation does not change the residential nature of the exiting house and is therefore considered to not harm the special architectural and historic interest of the registered building.
7.3 When the flats are 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.
7.6 The site has high flood risk and the condition for no sleeping accommodation is justified but not enforceable same with a condition for the evacuation plan. Given the number of occupants are unlikely to increase, the proposal is considered to have no increase in flood risk in planning terms. It is to be pointed about it is always the operator's responsibility to ensure guests aware of and manage the flood risk of the site.
8.0 CONCLUSION 8.1 The proposal is not considered to harm the character of the registered building or give rise to an unacceptable impact on amenity or impact on highway safety. Therefore, it is considered to comply with General Policy 2, Environment Policy 33, 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;
==== PAGE 4 ====
25/90079/C Page 4 of 4
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 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: 27.03.2025
Determining Officer
Signed : J SINGLETON
Jason Singleton
Principal Planner
Customer note
This copy of the officer report reflects the content of the office copy and has been produced in this form for the benefit of our online service/customers and archive record.
Copyright in submitted documents remains with their authors. Request removal