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Application No.: 09/00167/B Applicant: Mr & Mrs Ian Corkill Proposal: Conversion of existing garage roof space into two tourist accommodation units Site Address: - Carrera - Sir Georges Bridge - Abbeylands - Isle Of Man - IM4 5EH ### Considerations Case Officer: Mr A Holmes Photo Taken: Mr A Holmes Site Visit: Delegated Decision Senior DC Officer ### Written Representations ### Consultations Consultee: Highways Division Notes: Defer - Plans do not provide adequate information regarding provision of and access to car parking spaces. Car parking as indicated is unusable. Consultee: Onchan Commissioners Notes: Refused - It is felt that the current construction would not readily convert into suitable tourist accommodation in terms of the layouts and location above garages. Consultee: Tourism And Leisure Division Notes:** Interest expressed
The application site comprises the residential curtilage of a detached dwelling that is located close to Sir Georges Bridge in the Abbeylands area of Onchan.
The proposed development comprises the conversion of the roofspace within an existing detached garage to provide tourist accommodation.
Whilst the application site has been the subject of a number of previous planning applications it is considered that none of these are specifically material to the assessment of this current planning application.
26 March 2009 09/00167/B Page 1 of 4
Onchan District Commissioners recommend that the planning application be refused on the grounds that it is felt that the current construction would not readily convert into suitable tourist accommodation in terms of layout and location above garages.
The Department of Transport Highways Division defer comment as they consider there to be insufficient information regarding provision of and access to car parking spaces. They suggest that the car parking as indicated is unusable.
The Department of Tourism and Leisure support the planning application.
In terms of local plan policy, the application site is located within a wider area of land that is designated as open space under the Onchan Local Plan. Planning Circular 1/2000, which constitutes the written statement to be read in conjunction with the local plan, contains one policy that is considered specifically material to the assessment of this current planning application. Policy O/TRT/P/3 states: "The provision of tourist accommodation may be permitted within the study area where this is either: ? In built-up areas where this will not cause nuisance or disturbance to adjacent residents or ? In rural areas where the development will not result in an adverse impact in terms of the visual impact, traffic, noise, or demands upon existing infrastructure. Where tourist accommodation is to be provided in addition to an existing or proposed permanent residential use, adequate additional car parking will be required in proportion to the amount of additional tourist bedspaces to be provided."
In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains four policies that are considered specifically material to the assessment of this current planning application.
Business Policy 11 states: "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 12 states: "Permission will generally be given for the conversion of redundant buildings in the countryside to tourist use providing that the development complies with the policies set out in paragraph 8.10. Housing Policy 11."
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."
Business Policy 14 states: "Tourism development may be permitted in rural areas provided that it complies with the policies in the Plan. Farmhouse accommodation or quality self catering units in barn conversions and making use of rural activities will be encouraged but must comply with General Policy 3 and Business Policies 11 and 12. Other forms of quality accommodation in rural areas will be considered, including the provision of hostels and similar accommodation suitable for walkers but must comply with General Policy 3 and Business Policies 11 and 12."
The planning application seeks approval for the conversion of the roofspace within an existing detached garage to provide tourist accommodation.
Other than changes to rooflights the building is unchanged from its current existing form. As such it is concluded that the assessment of the planning application is primarily an assessment of the impact of the use of the building. Given that the application site, and building proposed to be used, are not readily publicly visible the impact on visual and general amenity are suitably limited. As regards the impact on residential amenity the building is sufficiently distanced from any neighbouring property so as not have any significant impact.
The objection from Onchan District Commissioners is based on construction issues and is therefore a matter for building regulations consideration if necessary rather than a material planning consideration. The deferral from the Department of Transport Highways Division is not understood as there is sufficient information within the planning application to assess the car parking arrangements. The application site has ample on-site car parking and the indicated car parking area is usable. It is considered that the proposal does not have significant car parking or traffic implications as the site can easily accommodate any additional traffic generated by the proposed use.
It is recommended that the planning application be approved.
It is considered that the following parties that made representations to the planning application meet the criteria of Government Circular 1/06 and should be afforded interested party status:
Onchan District Commissioners; The Department of Transport Highways Division; and The Department of Tourism and Leisure.
Recommended Decision: Permitted
Date of Recommendation: 23.03.2009
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 drawing no. 08050001 date stamped the 5th February 2009. C 3.
The accommodation created by this approval must only be used as either a) holiday accommodation for individual lets not exceeding four weeks in duration; or b) accommodation incidental to that of the existing dwelling. In the case of use for holiday accommodation, between 1st March and 1st October in any one year the holiday accommodation hereby approved must only be used for individual lets, each not exceeding four weeks in duration. Outside of this period longer lets are permissible. Holiday accommodation may only be provided to bona fide tourists who are those who have a principal residence elsewhere and who are occupying the holiday accommodation hereby approved for tourism purposes. At all times a written or electronic register must be maintained of occupiers of the accommodation hereby approved, detailing names and home address and dates and duration of stay. This register must be made available for inspection by the planning authority on request. For the avoidance of doubt, no approval is given or implied to use any part of the accommodation as permanent dwellings.
I confirm that this decision accords with Government Circular No 31/07 (Delegation of Functions to Senior Planning Officer)
Decision Made : Permitted Date : 26/3/29
Signed : [Handwritten signature] Senior Planning Officer
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