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22/00288/C Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATION
Application No. : 22/00288/C Applicant : Dr & Mrs Ben & Sara Hextall Proposal : Additional use of residential dwelling as tourist accommodation Site Address : 23 Market Street Peel Isle Of Man IM5 1AE
Planning Officer: Miss Lucy Kinrade Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 07.04.2022 __
Conditions and Notes for Approval
C : Conditions for approval N : Notes attached to conditions
C 1. 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 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
This application has been recommended for approval for the following reason. The application accords with Environment Policy 35, Business Policy 13, Environment Policy 23, General Policy 2 and Community Policies 7 and 11 of the Isle of Man Strategic Plan 2016.
Plans/Drawings/Information;
This approval relates to Site Plan and Floor Plans all date stamped and received 02/03/2022.
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Interested Person Status - Additional Persons
None __
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22/00288/C Page 2 of 4
Officer’s Report
SITE 1.1 The application site is the curtilage of an existing two storey, mid terrace Manx cottage in the centre of Peel. The property sits in the heart of the Conservation Area. The property is three bedroomed and there is a small extension and courtyard to the rear and with a rear access lane.
PROPOSAL 2.1 Approval is sought for the additional use of the property as tourist accommodation. 2.2 There are no physical works proposed.
PLANNING HISTORY 3.1 There are no previous applications considered materially relevant.
PLANNING POLICY 4.1 In terms of local plan policy, the application site is within an area recognised as Mixed Use under the Peel Local Plan and also within the Peel Conservation Area. The site is not recognised as being at any flood risk. In terms of paragraphs and policies within the Strategic Plan, Environment Policy 35 seeks to protect the character and appearance of the Conservation Area, and Paragraph 9.5.8 and Business Policy 13 set out a general presumption in support of private dwellings as tourist accommodation provided it does not compromise the amenity of the neighbours, Environment Policy 23 also addresses changes to neighbouring amenity as a result of development. The general design standards set out in GP2 and the Residential Design Guide 2021 shall also be taken into consideration along with Community Policies 7 and 11 in respect of minimising criminal activity and reducing spread of fire.
REPRESENTATIONS Copies of representations received can be viewed on the Government's website. This report contains summaries only. 5.1 Peel Town Commissioners had not commented on the application at the time of writing the report (07/04/2022). 5.2 Department of Infrastructure Highway Services - Do not oppose (17/03/2022). 5.3 No comments received from neighbouring properties.
ASSESSMENT 6.1 The application seeks approval for the additional use of a residential property to tourist accommodation which is generally to be supported so long as it does not compromise neighbouring amenity. Although there is generally a view in favour of using domestic properties as tourist accommodation, there can be times whereby this is opposed. There have been a small number of refusals given to applications looking to gain the same permission; the use of flats for tourist accommodation could potentially have a damaging effect on the amenities of others through the comings and goings of tourists in comparison to permanent residents, although most are granted approval there has been an instance of one refusal - PA 04/00194/C.
6.2 In the case of town centre properties like this there is already a degree of activity in the area and it may be difficult to discriminate the behaviours between a tourist and a permanent resident or to differentiate the comings and goings of each minded that it may be no more apparent than those already living in the property and those in the nearby area. It may be that as a tourist, a person may be out a lot of the time, but may also have a greater number of late nights and be disruptive on return. On the other hand, permanent residents may be at home more, and could be more likely to invite friends or family over for dinner or parties that may be noisy. In general the majority of people tend to behave well and raise no concerns, although there will always be a percentage that may not behave.
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22/00288/C Page 3 of 4
6.3 The existing property does not benefit from any off road parking and thus it is unlikely that there will be any new or increased demands on parking beyond that of the existing residential demand and use. There are bus stops located in the nearby area and on-street parking is available along the promenade, public car parks are also available at a short walk away and which could be used by the current occupants or by any anticipated tourists.
6.4 It is noted that although the nature of the use might be different from permanent residential accommodation, the use of the site for private rental accommodation would not require planning approval and could result in frequent and continual turnover of residents, and therefore It is considered the use of the existing residential dwelling as tourist accommodation would have a similar impact, whether it is used for tourist or permanent residential use and therefore would not have a significant impact upon the living conditions of the neighbouring properties.
6.5 The additional use as tourist use would not result in any changes beyond current occupation in terms of criminal activity nor increase the likely hood of spread of fire beyond the existing arrangement, and so the proposal is considered acceptable in these respects.
CONCLUSION 7.1 For these reasons the proposal is considered to comply with the relevant polices of the Isle of Man Strategic Plan 2016 and there is no demonstrable harm arising from the application. The living conditions of the neighbouring properties are not to be made worse as a result of the proposal and as there are no physical works proposed there is to be no impact on the designated Conservation Area. The application accords with Environment Policy 35, Business Policy 13, Environment Policy 23, General Policy 2 and Community Policies 7 and 11 of the Isle of Man Strategic Plan 2016.
INTERESTED PERSON STATUS 8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons: (a) the applicant (including an agent acting on their behalf); (b) any Government Department that has made written representations that the Department considers material; (c) the Highways Division of the Department of Infrastructure; (d) Manx National Heritage where it has made written representations that the Department considers material; (e) Manx Utilities where it has made written representations that the Department considers material; (f) the local authority in whose district the land the subject of the application is situated; and (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material.
8.2 The decision maker must determine: o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and o whether there are other persons to those listed above who should be given Interested Person Status __
I can confirm that this decision has been made by a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status.
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22/00288/C Page 4 of 4
Decision Made : Permitted
Date: 08.04.2022
Determining officer
Signed : J SINGLETON
Jason Singleton
Principal Planner
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