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15/00242/C
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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 15/00242/C Applicant : Mrs Patricia Ann Corlett Proposal : Additional use of residential dwelling as tourist accommodation Site Address : 22 Slieau Curn Park Kirk Michael Isle of Man IM6 1EP
Case Officer : Miss S E Corlett Photo Taken :
Site Visit :
Expected Decision Level :
Officer Delegation
Officer’s Report
THE SITE 1.1 The site is the residential curtilage of an existing dwelling situated within Slieau Curn Park which lies to the south of the main road which runs through Kirk Michael. The dwelling is the first bungalow on the left as one enters the estate and has its side gable fronting onto the main road. The property has a larger garden than most others in the estate, which is well planted and garage and parking area to the rear which is accessed via the Baltic Road to the east.
THE PROPOSAL 2.1 Proposed is the use of the property as tourist accommodation as well as residential with flexibility available to the owners to use the property for either purpose. No changes to the building are required or proposed. The property has two bedrooms, a bathroom, kitchen, hall, living room and study/third bedroom.
PLANNING POLICY AND STATUS 3.1 The site is within an area designated on the Kirk Michael Local Plan of 1994 as Residential. There are no policies within this plan which are directly relevant to the application. Within the Strategic Plan however, there are such policies: paragraph 9.5.8 states, "The use of existing private residential properties as tourist accommodation may be acceptable if it can be demonstrated that it will not compromise the amenities of any neighbouring residents."
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."
PLANNING HISTORY 4.1 The site has not been the subject of any previous applications which are considered relevant to the consideration of the current application. No other properties within Slieau Curn Park have been the subject of similar applications to date.
REPRESENTATIONS 5.1 Michael Commissioners and Department of Infrastructure Highway Services indicate that they do not oppose the application (07.04.15 and 30.03.15).
ASSESSMENT
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15/00242/C
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6.1 There is a general presumption in favour of the use of domestic premises as tourist accommodation although there can be instances where the slight change in character from the different type of occupation can result in adverse impacts. In fact, there have only been a handful of similar types of application which have been refused: applications for the use of flats have sometimes been found to have a potentially damaging effect of the amenities of others through the comings and goings of tourists compared with permanent residents (PA 04/00194/C in Port Erin) although the majority of such applications have been approved. In the case of semi-detached properties such as is the application property, there has only been one refusal, in the case of a property in Ard Reayrt (PA 96/01285/C). In that instance the inspector was concerned that the nature of the dwelling could result in there being more people in it at any one time than would be the case if the dwelling were occupied as a private residence and the comings and goings and potential for disturbance to neighbours would be greater. He also identified that the higher turnover of occupants would be less likely to result in the occupants getting to know the neighbours, undermining the community spirit of the area.
6.2 This application is different from that referred to above in that the vehicular access is separate from the rest of the estate and affects far fewer properties. Also, the property is modest in size and could not permit a significant number of occupants, in turn limiting the impact from coming and going and general disturbance to neighbours.
6.3 It is considered that this would be a suitable location for visitors to want to stay and without any significant impact on those in neighbouring properties or the area in general. As such the application is recommended for approval.
PARTY STATUS 7.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, the following persons are automatically interested persons: (a) The applicant, or if there is one, the applicant’s agent; (b) The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested; (c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material; (d) The Highways Division of the Department; and (e) The local authority in whose district the land the subject of the application is situated.
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 08.04.2015
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.
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15/00242/C
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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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
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This approval relates to the plans received on 4th March, 2015.
I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control /Head of Development Management/ Senior Planning Officer.
Decision Made : Permitted
Date : 10.04.2015
Determining officer (delete as appropriate)
Signed :... Chris Balmer
Senior Planning Officer
Signed :... Sarah Corlett
Senior Planning Officer
Signed : Michael Gallagher Michael Gallagher
Director of Planning and Building Control
Signed :... Jennifer Chance
Head of Development Management
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