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22/00792/B Page 1 of 5
PLANNING OFFICER REPORT AND RECOMMENDATION
Application No. : 22/00792/B Applicant : Marlinspike Properties Ltd Proposal : Alterations and refurbishment to existing dwelling with additional use for tourist accommodation Site Address : Bridge Cottage Bridge Street Castletown Isle Of Man IM9 1AX
Planning Officer: Mrs Vanessa Porter Photo Taken : Site Visit : Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 15.08.2022 __
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 proposal complies with Section 18(4) of the Town and Country Act (1999) and Environment Policy 35, General Policy 2, Strategic Policy 8, Environment Policy 22, Business Policies 11 and 13 and Transport Policy 7 of the Isle of Man Strategic Plan 2016.
Plans/Drawings/Information;
This decision relates to the following plans and drawings, received on 27th June 2022; o Drawing No. 1 o Drawing No. 2B o Drawing No. 03 o Drawing No. 04 __ Interested Person Status - Additional Persons
None
Officer’s Report
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22/00792/B Page 2 of 5
THE APPLICATION SITE
1.1 The application site is within the curtilage of Bridge Cottage, Bridge Street, Castletown which is a two storey cottage situated upon a corner plot where Bridge Street meeting the pedestrian footbridge over the harbour to The Quay.
THE PROPOSAL
2.1 The current planning application seeks approval for refurbishment items to the exterior and interior of the property including but not limited to;
2.2 The application also proposes the additional change of use of the property for tourist accommodation.
PLANNING HISTORY
3.1 The previous applications are not relevant to the assessment of this application.
PLANNING POLICY
4.1 The site lies within an area zoned as "Predominantly Residential" on the Area Plan for the South, Map 5 - Castletown. The site isn't within a Flood Risk Zone but is within a Conservation Area.
4.2 Given the nature of the of the land designation and the property being within a Conservation Area, Section 18(4) of the Town and Country Planning Act (1999) is the most relevant in the assessment of this application. Followed by paragraph 7.29.2 and Environment Policy 35 of the Isle of Man Strategic Plan, which set out development in Conservation Areas will only be permitted where they preserve or enhance the character and appearance of the area.
4.3 With regards to the proposed tourist use of the property, the following Strategic Policies are relevant, General Policy 2, Strategic Policy 8, Environment Policy 22, Business Policies 11 and 13 and Transport Policy 7 from the Isle of Man Strategic Plan 2016 which set out the general standards towards acceptable development, the acceptability of tourist development provided it does not adversely affect the surrounding area, that neighbouring amenity is not compromised and that there is the recommended amount of parking space available.
REPRESENTATIONS
5.1 The following representations can be found in full online;
5.2 Highway Services have considered the proposal and do not object to the proposal suggesting that the applicant install bicycle parking storage facilities. (25.07.22)
5.3 Castletown Commissioners have considered the proposal and raise no objections. (03.08.22)
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5.4 DEFA Biodiversity have written in to state that they would like to retract their initial comments requesting a preliminary assessment for bats (28.07.22), but want to note that the applicants must be vigilant during the works. (15.08.22)
ASSESSMENT
6.1 The main issues to consider in the assessment of this planning application are:
6.2 SECTION 18(4) TEST
6.2.1 Due to the proposed works being in a Conservation Area it is necessary to test the application under section 18(4) of the Town and Country Act (1999), see section 4.2 of this report, on whether the works preserve or enhance the Conservation Area.
6.2.2 Having discussed the application with the Assistant Registered Buildings Officer, it can be seen that the removal of the cementitious render repointing in lime mortar and the introduction of cast iron effect rainwater goods and the proposal to replace the sliding sash windows with timber sliding sash will enhance the overall buildings character within the streetscene and ultimately the Conservation Area as a whole. Especially when noting the proposed works are directly adjacent to Bridge House, which is a registered building (RB16).
6.2.3 The proposal to add the additional use of tourist, should ultimately assist in the property in having a higher level of upkeep than a general property.
6.2.3 With the above in mind the works will pass the Section 18(4) test by preserving the Conservation Area.
6.3 CHARACTER AND APPEARANCE
6.3.1 When looking at the character and appearance of the proposed works on the surrounding area, the main impact would be making sure that the works preserve or enhance the Conservation Area.
6.3.2 The works proposed will enhance the surrounding streetscene and the Conservation Area as a whole and as such comply with Environment Policy 35.
6.4 TOURIST USE
6.4.1 It is difficult to assess how an individual person would behave whether they be a tourist or permanent resident. As a tourist, a person may be out a lot of the time, but may also have greater late nights and be disruptive on return. On the other hand, permanent residents may be at home more of the time, but be more likely to invite friends or family over for dinner or parties that may be noisy. In general terms, however, the majority of people tend to behave well and raise no concerns, although there will always be a percentage that might not, whether they are a permanent resident or otherwise.
6.4.2 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.
6.4.3 The property is currently being used as a residential property of which the additional use of this application will enable the owners to part-rent the property for tourist accommodation.
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The dwelling is within a residential use and located very close to the main village. The site is therefore subject to a certain level of noise disturbance by dint of its location.
6.4.4 It is considered therefore deemed that 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.
6.7 With regards to parking space, of which Transport Policy 7 in connection with Appendix 7 states that the property should have two parking spaces, which it doesn't have due to it's location upon the sea front. Whilst this is the case, there is parking available along Bridge Street and the property is close to the main Castletown town centre which has bus and other travel links available.
6.8 The additional use as tourist use would not result in any changes beyond current occupation in terms of an increase in water usage, 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 there is to be no impact on the designated Conservation Area. The application is recommended for approval.
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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Decision Made : Permitted
Date: 16.08.2022
Determining officer
Signed : J SINGLETON
Jason Singleton
Principal Planner
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