DEC Planning Officer Report

Planning Officer Report And Recommendations {{table:379021}} {{table:379020}}

Officer's Report

The Application Site

1. The application relates to No. 11 Ballacottier Meadow, Douglas. The site comprises a two storey semi-detached dwelling. It is located on a relatively new residential estate to the south side of Vicarage Road on the north western outskirts of the town.

1. The site is located on the outer edge of the new development and is situated close to the entrance of the wider residential estate. It is surrounded by similar properties on both sides (north and south). There is a small drive beside the dwelling and this was partially blocked at the time of the site visit by a wooden shed.

The Proposal

1. The application seeks planning permission for additional use of the dwelling as tourist accommodation. The applicant has confirmed the following:

• They are seeking a permanent alternative use
• They would like to use the dwelling for either residential purposes or holiday accommodation
• The dwelling will remain a single unit and will not be subdivided
• The holiday accommodation is for any time of year (i.e. it is not seasonal)
• The dwelling is intended for general holiday accommodation

Planning History

1. 09/00231/B – permission granted in 2009 for the replacement of 9 no. previously approved dwellings with 16 no dwellings (amendment to permission 05/01686B).

Planning Policy

1. The site and adjacent land is zoned for mixed use development in the Braddan Local Plan 1991, comprising industrial, residential, landscaping and secondary school.

1. It is zoned for new residential development in the draft Braddan Local Plan 2003.

1. The following policies in the Isle of Man Strategic Plan 2007 are relevant:

'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; (1) 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 11: 'Tourism development must be in accordance with the sustainable development objectives of this plan; policies and designations which seek to protect the countryside from development will be applied to tourist development with as much weight as they are to other types of development. Within the rural areas there may be situations where existing rural buildings could be used for tourist use and Environment Policy 16 sets out the circumstances where this may be permitted.'

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.'

Representations

1. Braddan Parish Commissioners - no objection.
2. Douglas Corporation - no response to date.

Assessment

1. The proposal is for additional (i.e. alternative) use of the dwelling as tourist accommodation. Both uses are residential in character and tourist accommodation is not substantially different to use of a property as a private residence. There may be potential for increased noise because holiday makers tend to be more relaxed, stay up later and entertain more than their domestic counterparts. However, the location seems a quiet residential estate

and it is considered unlikely that the property will attract people of a more boisterous nature. From an amenity and neighbour compatibility point of view, the use is considered appropriate.

1. The proposal will support the tourist industry on the Island and there will be of small economic benefit.
2. There is sufficient space within the site to park two vehicles (although the drive is currently partially blocked by a garden shed). A condition will ensure that the parking space is kept available for vehicles at all times - a similar condition was attached to the original permission for the dwelling house. There are no expected adverse highway impacts connected with the proposal.
3. The proposed change of use would not harm the character or appearance of the area.
4. The proposal is considered to accord with the provisions of the Isle of Man Strategic Plan 2007 and there are no material considerations that indicate that permission should be withheld.

Recommendation

1. It is recommended that the planning application is approved with conditions.

Party Status

1. The Local Authority, Braddan Parish Commissioners, is by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5)(d) granted Interested Party Status.

Recommendation

Recommended Decision: Permitted

Date of 15.05.2013

Recommendation:

Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval <br> N : Notes attached to conditions <br> R : Reasons for refusal <br> 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 for additional use of the dwelling as tourist accommodation relates to the application form and Drawing Number 2296.Postal Revision B, received on 10 April 2013.

C 3. 15 May 2013 13 / 00428 / C

The drive shown on Drawing Number 2296. Postal Revision B received on 10 April 2013 shall at all times be retained for the parking of vehicles in connection with occupation of the dwelling, and shall be kept free of obstruction for such use.

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 : ....15.......13........

Determining officer (delete as appropriate) Signed : Signed : ..................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................