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Site Address: 14/00012/C Elizabeth Anne Kelly Additional use of existing dwelling as tourist accommodation Baljean Dandy Hill Port Erin Isle Of Man IM9 6HN Case Officer: Miss Melissa McKnight Expected Decision Level: 23.01.2014 Officer Delegation
The application site is the curtilage of Balijean, a two storey end terraced dwelling located on the south eastern side of Dandy Hill in Port Erin.
2.0 THE PROPOSAL - 2.1 The current planning application seeks approval for the additional use of the dwelling
The existing dwelling currently comprises a living room and kitchen to the ground floor and one double bedroom, one single bedroom and bathroom to the first floor with a loft area.
Planning permission was granted in 2005 for the Installation of UPVC casement windows to replace existing to front and side elevations under PA 05/01717/B.
The application site lies within an area zoned as Predominantly Residential on the periphery of an area zoned as Mixed Use under the Area Plan for the South 2013. The application site also lies within the proposed Port Erin Conservation Area.
In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains three policies that are considered specifically relevant to the assessment of this current planning application:
General Policy 2 states: "Development which is in accordance with the (and-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:
Is In accordance with the design brief in the Area Plan where there is such a brief; respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them; does not affect adversely the character of the surrounding landscape or townscape; does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses; does not affect adversely public views of the sea; incorporates where possible existing topography and landscape features, particularly trees and sod banks; does not affect adversely the amenity of local residents or the character of the locality; 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; does not have an unacceptable effect on road safety or traffic flows on the local highways; can be provided with all necessary services; does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan; is not on contaminated land or subject to unreasonable risk of erosion or flooding; takes account of community and personal safety and security in the design of buildings and the spaces around them; and is designed having due regard to best practice in reducing energy consumption."
Environment Policy 35 states: "Within Conservation Areas, the Department will permit only development which would preserve or enhance the character or appearance of the Area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development."
Business Policy 13 states: "Permission will generally be given for the use of private residential properties as tourist accommodation providing that it can be demonstrated that such use would not compromise the amenities of neighbouring residents."
5.1 Port Erin Commissioners have no objection to the current planning application.
The Department of Infrastructure Highways Division does not oppose the current planning application. The DOI Highways Division note that the property has no off-street parking, however do not foresee the proposed use generating more traffic than its current use.
There are currently a number of tourist premises throughout the south of the Island, ranging from self-catering, bed and breakfast and hotel accommodation. Historically, much of the tourist accommodation was located in large seafront hotels. The demand for this type of accommodation is now in decline and many of these large hotels have now closed. This has resulted in an overall reduction in bed spaces in the south of the Island and in many cases former hotels have been replaced by apartments.
There has been across the Island an increase in a number of approvals for the additional use of residential units as tourist accommodation. In 2013 there were thirteen issued planning approvals for the additional use of existing residential units for tourist accommodation; two of which were for the additional use of apartments in Douglas.
When assessing such a proposal, the key Issue to consider is the impact on the amenities of local residents, In addition, given the location of the application site regard must be given to the Proposed Conservation Area.
The use of the property for tourist accommodation is likely to have some similarities in use as permanent accommodation but there also may be differences in terms of the comings and goings of those using the property. Tourists are likely to be out all day similar to permanent residents, but tourists are also likely to be out in the evening and could return iate at night. Whilst this is likely to be different from a permanent residential use, it is considered that it would not be so different to result in undue noise and disturbance.
Whilst there is no parking within the curtilage of the site, there is one space available immediately to the front of the dwelling. It is considered that the tourist use may result in less vehicle movements compared to the permanent residential use as some tourists may visit without a vehicle or as said earlier would be away from the property for the majority of the day. Also, given that the application site is within close proximity to Port Erin Town Centre with public transport links to many other parts of the Island it is judged that the proposed additional use would not have an adverse impact on parking and highway safety.
There are no external alterations proposed and the use is not considered to undermine the proposed designation of the Conservation Area.
7.1 It is considered that the additional use of the dwelling would not adversely affect the amenities of local residents and therefore is recommended for approval.
(HH)
lycommis^oners, is by virtue of the Town and Country Order 2^, paragraph 6 (&){^), considered "interested 8.0 PARTY STATUS The locai authority, Port Eh Planning (Development Procedure) persons" and as such should be afforded party status.
The Highway Authority is granted interested party status under the Town and Country Planning (Development Procedure) (No. 2) Order 2013 paragraph 6 (4)(d).
8.2
Recommendation
Recommended Decision: Permitted
Date of Recommendation:
Conditions and Notes for Approvai / Reasons and Notes for Refusai
C : Conditions for approvai N : Notes attached to conditions
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: ■ ............................................. Determining officer (delete as appropriate) Signed :............................. Anthony Holmes Senior Planning Officer Signed :............................ Sarah Corlett Senior Planning Officer Signed : • / Michael Gallagher Director of Planning and Building Control Development Control Manager Signed :............ Jennifer Chance
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