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25/90923/C
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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 25/90923/C Applicant : Ms Janet Louise Ulyatt Proposal : Additional use as tourist accommodation (Class 3.6) Site Address : Timberwoods Main Road Glen Vine Isle Of Man IM4 4BA
Senior Planning Officer: Mrs Louise Phillips Photo Taken : Site Visit :
Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 03.12.2025 __
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.
C 2. The development hereby approved is limited to the extension shown on Drawing No D003 and it shall not be used or occupied other than for the purpose of short-let holiday accommodation and shall not be used as a separate dwelling. The accommodation hereby approved shall not be occupied by the same person(s) for a single period or cumulative periods exceeding 28 days in any calendar year.
Reason: To ensure that the development is only used and occupied as short let holiday accommodation and to prevent the creation of a separate dwelling without proper consideration against the Development Plan.
This application has been recommended for approval for the following reason. The proposed development would create a suitable additional unit of holiday accommodation in an appropriate location by making use of existing space within a dwelling. It would have no detrimental impact upon the amenities of neigbouring residents, or any other significant detrimental effects. Consequently, it would serve the aim of the Visitor Economic Strategy 2022-2032 to provide additional tourist accommodation, and it would comply with the relevant policies of the Development Plan.
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25/90923/C
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Plans/Drawings/Information;
This approval relates to the following drawing numbers:
o D001 - Existing Location Plan o D002 - Existing Site Plan o D003 - Existing Plan o D004 - Existing Elevations o D005 - Existing Parking Plan
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Right to Appeal
It is recommended that the following organisations should NOT be given the Right to Appeal:
o Marown Parish Commissioners: No objection. o Highways Services, DoI: No objection. __
Officer’s Report
1.0 THE SITE 1.1 The site is the curtilage of a detached dwellinghouse on the east side of Peel Road, Glen Vine. It has been extended to the rear as a result of planning permission granted by 03/01808/B, and it is this extension to which the present application relates. 1.2 The house has a large driveway, with space for at least four vehicles, and a generous garden.
2.0 THE PROPOSAL 2.1 The proposed development is to allow additional use of the rear extension as holiday accommodation. The plans show that the extension already provides one double bedroom, a shower room and a living room with a kitchenette. It is single storey and finished in timber cladding. No physical changes to the building are proposed.
3.0 PLANNING POLICY Site Specific 3.1 The site is not within a Conservation Area and there are no Registered Buildings, Registered Trees or Registered Tree Areas in the vicinity. It is not at risk of flooding. Area Plan for the East 2020 3.2 The site is within a predominantly residential area. Isle of Man Strategic Plan 2016 3.3 Strategic Policy 1 - Development should make the best use of resources, including by optimising the use of under-used buildings. 3.4 General Policy 2 - Provides various criteria for development management purposes, including those below which are relevant to this proposal. The development should: (g) not affect adversely the amenity of local residents or the character of the locality; (h) provide satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space; and (i) not have an unacceptable effect on road safety or traffic flows on the local highways. 3.5 Business Policy 13 - 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.
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25/90923/C
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4.0 OTHER MATERIAL CONSIDERATIONS Isle of Man Visitor Economic Strategy 2022-2032 4.1 This seeks an increase in both serviced and non-serviced accommodation to increase both peak and off-peak visitor numbers. The strategy particularly seeks an increase in distinctive, contemporary and eco-friendly accommodation.
5.0 PLANNING HISTORY 5.1 03/01808/B: Extension to dwelling. Permitted.
6.0 REPRESENTATIONS 6.1 Marown Parish Commissioners (20/11/25): No objection. 6.2 Highways Services (27/10/25): "...no significant negative impact upon highway safety, network functionality and/or parking as the proposed use would have a similar or less parking demand to the existing use". 6.3 Manx Utilities Authority, Electricity, was consulted on 24 October 25 but, at the time of drafting this report, no comments had been received.
7.0 ASSESSMENT 7.1 The application site is in a location where the proposed development is acceptable in principle and it would make use of an existing building as encouraged by Strategic Policy 1 of the Strategic Plan. Business Policy 13 supports the use of private residential properties as tourist accommodation where this would not compromise the amenities of neighbouring residents and, therefore, the main issue is the effect of the proposed change of use upon nearby occupiers. 7.2 The unit of accommodation proposed is modest in size and could only comfortably accommodate two people. This level of occupancy is unlikely to generate noise or vehicular movements over and above that which would ordinarily arise from the residential use of the property. The extension is some distance from the boundary with the property to the south, and is adjacent only to the garage of the property to the north. Overlooking is therefore minimal and, as no physical changes are proposed, there would be no additional impact in this respect. Overall, therefore, the proposed change of use is unlikely to have any significant effect upon the living conditions of neighbouring occupiers. It would therefore comply with Business Policy 13 and General Policy 2(g) of the Strategic Plan.
Other Issues 7.3 The holiday accommodation created would not necessarily provide the distinctive, contemporary or eco-friendly units specifically sought by the Visitor Strategy but it would nevertheless provide a pleasant and comfortable space in a convenient location where tourism development is acceptable in principle. Thus it would serve the aim of the Strategy to increase the amount of non-serviced accommodation on the Island. Given the small scale of the development, there would be no risk to highway safety, particularly as parking space on the driveway is more than adequate for both residents and visitors. Thus there are no issues which weigh against the proposal.
8.0 CONCLUSION 8.1 The proposed development would create a suitable additional unit of holiday accommodation in an appropriate location by making use of existing space within a dwelling. It would have no detrimental impact upon the amenities of neighbouring residents, or any other significant detrimental effects. Consequently, it would serve the aim of the Visitor Economic Strategy 2022-2032 to provide additional tourist accommodation and it would comply with the relevant policies of the Development Plan. It is recommended for approval accordingly.
9.0 RIGHT TO APPEAL AND RIGHT TO GIVE EVIDENCE 9.1 The Town and Country Planning (Development Procedure) Order 2019 sets out the process for determining planning applications (including appeals). It sets out a Right to Appeal
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25/90923/C
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(i.e. to submit an appeal against a planning decision) and a Right to Give Evidence at Appeals (i.e. to participate in an appeal if one is submitted). 9.2 Article A10 sets out that the right to appeal is available to: o applicant (in all cases); o a Local Authority; Government Department; Manx Utilities; and Manx National Heritage that submit a relevant objection; and o any other person who has made an objection that meets specified criteria. 9.3 Article 8(2)(a) requires that in determining an application, the Department must decide who has a right to appeal, in accordance with the criteria set out in article A10. 9.4 The Order automatically affords the Right to Give Evidence to the following (no determination is required): o any appellant or potential appellant (which includes the applicant); o the Department of Environment, Food and Agriculture, the Department of Infrastructure and the local authority for the area; o any other person who has submitted written representations (this can include other Government Departments and Local Authorities); and o in the case of a petition, a single representative.
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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 and/or rights to appeal.
Decision Made : Permitted
Date: 03.12.2025
Determining Officer
Signed : J SINGLETON
Jason Singleton
Principal Planner
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