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22/00856/C Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATION
Application No. : 22/00856/C Applicant : Mrs Sylvie Geal-Wilkes Proposal : Additional use of residential property as tourist accommodation Site Address : La Petite Colline Snaefell Road Agneash Isle Of Man IM4 7NR
Planning Officer: Mr Peiran Shen Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 18.08.2022 __
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. This application is considered to comply with General Policy 2, Business Policy 13 and Transport Policy 7 of the Strategic Plan.
Plans/Drawings/Information;
This approval relates to the documents, location plan, site plan and floor plan which have been received on 12th July 2022. __
Interested Person Status - Additional Persons
None __
Officer’s Report
1.0 THE SITE
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1.1 The site is La Petite Colline, Snaefell Road, Agneash.
2.0 THE PROPOSAL 2.1 The proposal is for the additional use of three bedrooms as tourist accommodation (use class 3.3).
3.0 Planning History 3.1 There is no previous application considered materially relevant to this application.
4.0 Planning Policy Site Specific 4.1 The site is outside any area designated for specific land use. Therefore, it is considered to be part of the countryside.
Strategic Policy 4.2 The Isle of Man Strategic Plan 2016 contains the following policies that are considered materially relevant to the assessment of this current planning application: o Strategic Policy 5 o General Policy 2 (b), (g), (h), (i), (m), (n) o Transport Policy 7 o Appendix 7 o Business Policy 13 o Community Policy 7, 10 and 11
PPS and NPD 4.3 There is no relevant Planning Policy Statement or National Policy Directive that applies to this application.
5.0 OTHER MATERIAL CONSIDERATIONS Strategy and Guidance 5.1 There is no strategy or guidance materially relevant to this application.
6.0 REPRESENTATION 6.1 Garff Commissioners does not object to this application (15.08.2022).
6.2 DoI Highway Services does not oppose this application (27.07.2022). The comment states that there is no significant negative impact upon highway safety, network functionality and/or parking.
7.0 ASSESSMENT Point of Clarification 7.1 The change of use from a use falling within use classes 3.3 (Dwellinghouses) to a combined use as 3.1 (hotel and guesthouse) and 3.3 can be permitted development when it involves three or less than three bedrooms. However, this dwelling is not within an area which is designated for residential use or predominantly residential use. Hence the need for this application.
Elements of Assessment 7.2 The key considerations in the determination of the application are the principle of development, its impact on parking provision and on the amenities of the neighbours.
Principle of the Development 7.3 The dwelling is in the countryside. According to Business Policy 13, it is considered that the proposed land use is acceptable.
Parking Provision
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7.5 While there is no parking space within the curtilage of the house, on the other side of the road, there is space available for car parking. Worst case scenario, three parked cars on the road would not comprise highway safety to the point that warrants a refusal. Therefore, it is considered that the parking standard can be relaxed and there is no impact on parking provision.
Neighbouring Amenities 7.5 It is difficult to assess how an individual would behave, whether as a tourist or a 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. In the meantime, both tourists and permanent residents have incentives for organising gatherings, which can easily be carried out till late at night. In general terms, however, the majority of people tend to behave well and raise no concerns. Therefore, it is unlikely for this change of use to have a significant impact on the living conditions of the neighbouring properties.
8.0 CONCLUSION 8.1 The proposal is considered to comply with General Policy 2, Business Policy 13 and Transport Policy 7 of the Strategic Plan. Therefore, it is recommended for an approval.
9.0 INTEREST PERSON STATUS 9.1 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 which 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.
9.2 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.
Decision Made : Permitted
Date: 19.08.2022
Determining officer
Signed : C BALMER
Chris Balmer
Principal Planner
Customer note
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