Officer Planning Report Recommendation

Planning Report And Recommendations {{table:457508}} ### Considerations {{table:457505}} ### Written Representations ### Consultations {{table:457506}} {{table:457507}}

Officer's Report

The Site

The application site represents the residential curtilage of Kilmuir, Ballure Promenade, and Ramsey, which is a single storey modern detached dormer bungalow, located on the western side of Ballure Promenade and east of Ballure Road.

The Proposal

This application seeks approval for the additional use of dwelling as tourist accommodation.

Planning Status

The application site is within an area recognised as being an area of ‘predominately residential use’, under the Ramsey Local Plan. The site is not within Ramsey Conservation Area, nor a Registered Building.

The following policies are therefore considered relevant in the consideration of this application:

• Ramsey local Plan 1998 – Planning Circular 2/99; and
• The Isle of Man Strategic Plan (20th June 2007) - General Policy 2

Due to the zoning of the site the following policy is relevant for consideration:-

Policy 2: 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;
• (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."

"Business Policy 13: 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."

Planning History

The previous applications are required to be considered in the assessment and determination of this application:-

Alterations to create extra living accommodation, Kilmuir - 89/01165/B - APPROVED

Representations

Highways Division has no objection:- "Has no traffic management, parking or road safety implications." The Authority has received no privately written representations objecting to the application.

Assessment

The property is currently used as a residential property; the application will enable the owners to rent the property for tourist accommodation when they are not occupying the dwelling.

The dwelling is within a residential area so the principle of such development is acceptable. Business Policy 13 indicates that 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. The closest neighbouring property is to the north of the application site 'The Fountains' which is a large block of residential apartments.

It is considered, the use of the existing residential dwelling for tourist accommodation will have the same impact, whether it is used for tourist or permanent residential use.

Parking would be provided via an existing single garage adjacent to the site, as well as parking on the road, which is currently the situation for the occupants of the dwelling.

RECOMMENDATION

Overall, the proposal would comply with relevant policy as stated within the Isle of Man Strategic Plan for the reasons given and therefore it is recommended that the application be approved.

PARTY STATUS

It is considered that the following parties, who submitted comments, accord with the requirements of Planning Circular 1/06 and are therefore, afforded Interested Party Status:

• Ramsey Commissioners

The Department of Transport Highways and Traffic Division is now part of the Department of Infrastructure of which the planning authority is part. As such, the Highways and Traffic Division cannot be afforded party status in this instance.

Recommendation Recommended Decision: Permitted Date of Recommendation: 22.10.2010 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 development hereby permitted shall commence before the expiration of four years from the date of this notice.

C 2.

This approval relates to the additional use of dwelling as tourist accommodation as proposed in the submitted documents which are date-stamped 17th September 2010.

I confirm that this decision accords with the appropriate Government Circular delegating functions to the Senior Planning Officer. Decision Made : Permitted Date : _______________________ Signed : _______________________ Senior Planning Officer

22 October 2010 10/01377/B Page 4 of 4