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23/00048/C Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATION
Application No. : 23/00048/C Applicant : Mr & Mrs M. Freestone Proposal : Change of use application for additional use of residential property as tourist accommodation. Site Address : Rose Hill Farm Richmond Hill Douglas Isle Of Man IM4 1JG
Planning Officer: Mr Toby Cowell Photo Taken : Site Visit : Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 03.03.2023 __
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 proposed development is considered to be acceptable in principle in this countryside location, without detriment to the character or amenities of the wider landscape or the amenities of surrounding residential properties. The proposals are also not considered to result in a material impact upon the safety and capacity of the local highway network. The application is therefore considered to comply with Strategy Policy 1, Spatial Policy 5, General Policies 2 and 3, Environment Policy 1, Business Policy 13 and Transport Policies 4 and 7 of the Strategy Plan (2016).
Plans/Drawings/Information; This approval relates to the following drawings; 2206/PL1200, 2206/PL1201, 2206/PL1202 and 2206/PL1203, all received 24.01.23. __
Interested Person Status - Additional Persons
None. __
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23/00048/C Page 2 of 4
Officer’s Report
1.0 THE SITE 1.1 The application site comprises a two-storey cottage within the holding of Rose Hill Farm, and forms part of the cluster of agricultural buildings located within close proximity to the main farmhouse to the north-west. A portion of the building fronts onto an irregular shaped courtyard area flanked by additional buildings, with the northern elevation facing out onto a field.
1.2 The site is accessed via a private track running southward from Richmond Hill, and sited circa. 200m from the main road connecting Douglas to the South.
2.0 THE PROPOSAL 2.1 The proposals seek planning permission for the cottage to be used for the purposes of tourist accommodation in addition to its existing residential use. The submitted covering letter indicates that the cottage is sometimes used by family members, with the applicant's seeking to have the opportunity to use the cottage for additional tourist use, both by local holiday makers and visitors to the Island. The letter states that the site benefits from ample parking and extensive grounds for activities, with existing laundry facilities present on site, together with an indoor riding arena and grazing land should visitors wish to bring their horses. No external changes or any form of operational development are proposed.
3.0 PLANNING HISTORY 3.1 None of relevance to this application.
4.0 PLANNING POLICY 4.1 The site lies within an area not zoned for development in the Area Plan for the East within the open countryside, is not within a Conservation Area or an area at risk of flooding.
4.2 The following policies from the 2016 Strategic Plan are considered pertinent in the assessment of this application;
Strategic Policy 1 Efficient use of land and resources 2 Priority for new development to identified towns and villages 5 Design and visual impact
Spatial Policy 5 Development in the countryside to be in accordance with General Policy 3
General Policy 2 General Development Considerations 3 Exceptions to development in the countryside
Environment Policy 1 Protection of the countryside
Business Policy 13 Use of private residential properties as tourist accommodation
Transport Policy 4 Highway safety 7 Parking
5.0 REPRESENTATIONS 5.1 Braddan Parish Commissioners - no comments received at the time of writing.
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23/00048/C Page 3 of 4
5.2 Highways Services - considers the proposals would have no significant negative impact upon highway safety, network functionality and/or parking. The Applicant is advised to consider the provision of cycle parking and an electric vehicle charging point to aid Active Travel and net zero objectives (03.02.23)
5.3 Manx Utilities Authority - no comments received at the time of writing.
6.0 ASSESSMENT 6.1 The site falls outside of a defined settlement boundary within the open countryside, is not designated for residential development with the proposals not according within one of the defined exception criteria outlined in General Policy 3. Business Policy 14 however states that permission will generally be granted for the use of private residential properties as tourist accommodation providing it can be demonstrated that such use would not compromise the amenities of neighbouring residents. Likewise, further provision exists within the Strategic Plan for the conversion of existing rural buildings to tourist use in accordance with Environment Policy 16 and Business Policies 11, 12 and 14.
6.2 In this instance however, the site comprises existing living accommodation within the Rose Hill Farm complex, which would retain its existing residential use with the proposals seeking for the addition of tourist use. Whilst limited information has been provided as to the nature and frequency of such use, the present level of accommodation is modest and does not involve any additional built development. The additional use of the property for tourist purposes is unlikely to result in a material uplift in the site's intensification of use or indeed result in a material impact upon the countryside over and above the current level of development/activity on site.
6.3. The property is further sited a suitable distance away from the principle farmhouse and its additional use for tourist purposes would not result in a material impact upon the residential amenities of the farmhouse. Likewise, no objections have been raised by Highways Services, with adequate parking provision noted within the site. The additional use of the property for tourist purposes is further unlikely to result in a material impact upon the safety and capacity of the access track's junction with Richmond Hill.
6.4 In light of the above, the proposals are considered to be acceptable in principle and without detriment to the character and visual amenity of the wider countryside.
7.0 CONCLUSION 7.1 The proposed development is considered to be acceptable in principle in this countryside location, without detriment to the character or amenities of the wider landscape or the amenities of surrounding residential properties. The proposals are also not considered to result in a material impact upon the safety and capacity of the local highway network. The application is therefore considered to comply with Strategy Policy 1, Spatial Policy 5, General Policies 2 and 3, Environment Policy 1, Business Policy 13 and Transport Policies 4 and 7 of the Strategy Plan (2016), and recommended for approval.
8.0 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;
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(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 in Article 6(4) 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: 06.03.2023
Determining officer Signed : J SINGLETON
Jason Singleton
Principal Planner
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