**Document:** Officer Report and Recommendation **Application:** 12/00182/C — Change of use from tourist accommodation to residential accommodation **Decision:** Permitted **Decision Date:** 2012-03-12 **Parish:** Andreas **Document Type:** report / officer_report **Source:** https://planningportal.im/a/2319-andreas-telford-cottage-formerly-change-of-use/documents/1168434 --- # Officer Report and Recommendation [Table omitted in markdown export] ### Officer's Report ### The Application Site 1. The application site is the curtilage of a tourist accommodation property Leodest Road, Andreas. The application property has recently refurbished including a modern two storey extension to its south-west side elevation, but was original built before 1921. The original part of the property is finished in Manx Stone and has a pitched slate roof with chimney stacks at each end. As part of the recent on-site works, a clearly formed parking area has been laid out to the front of the property. Associated garden space is present to the front and rear of the property. 2. The application site is set in a rural environment outside of Andreas Village and is surrounded by agricultural land. The property is overlooked by a similar sized traditional dwelling on the other side of Leodest Road. ### The Proposal 3. Proposed is the conversion of tourist accommodation in to a dwelling house. ### Planning History 4. The application site has been the subject of any previous planning applications that are considered specifically material to the assessment of this current planning application. 08/00465/B - Renovation and extensions to dwelling (comprising amendments to approved development 07/00244B) – Refused. 08/00462/C - Change of use from residential to tourist accommodation – Approved. 07/00244/B - Renovations and erection of extension to dwelling and extend existing curtilage to enable vehicular access and parking – Approved. [Table omitted in markdown export] 05/00586/A - Approval in principle for the refurbishment and extension of existing cottage including detached garage and extension to domestic curtilage – Refused. 04/00964/A - Approval in principle for the erection of a dwelling and garage with new vehicular access to replace existing cottage – Refused. ### Planning Policy 5. In terms of land use designation under the Isle of Man Planning Scheme (Development Plan) Provisional Order 1982 the application site falls within an area designated as open-space. 6. There are no policies within the Isle of Man Strategic Plan that are considered specifically material to the context of this proposal. ### Representations 7. Occupant of 33 Ballaquark, Douglas, IM2 2EY, has registered an interest in the application. 8. Highways Division recommends the proposal is approved as it has no adverse traffic management, parking or road safety implications. ### Assessment 9. No physical alterations are proposed as part of the application and therefore the application is to be determined based upon the proposal's principal merits and impact on the neighbouring highway. 10. Taking into account the approval of planning application 08/00462/C in 2008 for the conversion of the property into tourist accommodation, it is clear the property on the application site has been previously used for the proposed use and therefore the principal is considered acceptable. 11. The proposed use a permanent residential unit is considered to be more beneficial to neighbouring residents, as opposed to tourist accommodation, which can provide greater levels of disturbance due to tenants in frequent occupation. As such, the proposal is likely improve the general level of amenity for the neighbouring property. 12. Although the application property is located in a rural area, it more than provides the required 2 on-site car parking spaces and manoeuvrability space, and as such does not raise any highway concerns. 13. Overall, the proposal is considered acceptable as it is considered to be compatible with the surrounding area and provide an adequate level of amenity for prospective permanent residents. ### Recommendation 14. It is recommended that the planning application be approved. ### Party Status 15. It is considered that the following parties that made representations to the planning application should be afforded interested party status: The local authority, Andreas Parish Commissioners are, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d), considered ‘interested persons’ and as such should be afforded party status. 16. It is considered that the following parties that made representations to the planning application should not be afforded interested party status: The Department of Transport Highways and Traffic Division is now part of the Department of Infrastructure of which the planning authority is part. As such, the Highways and Traffic Division cannot be afforded party status in this instance. The occupant of 33 Ballaquark, Douglas, is not afforded party status as they do not meet any of the ‘interested persons’ criteria set out in Paragraph 2 (1) in the Town and Country Planning (Development Procedure) Order 2005. ### Recommendation Recommended Decision: Permitted Date of Recommendation: 09.03.2012 ### Conditions and Notes for Approval / Reasons and Notes for Refusal C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal - : Notes attached to refusals C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice. C 2. This approval relates to the use of the detached property known as Telford Cottage (formerly known as Leodest Cottage) as a permanent dwelling house. I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager/ Senior Planning Officer. Decision Made : Permitted Date: 9/3/12 Determining officer (delete as appropriate) Signed: A. H. H. H. Anthony Holmes Senior Planning Officer Signed: Michael Gallagher Director of Planning and Building Control Signed: Sarah Corlett Senior Planning Officer Signed: Jennifer Chance Development Control Manager --- *Data sourced from the Isle of Man public planning register under the [Isle of Man Open Government Licence](https://www.gov.im/about-this-site/open-government-licence/).* *Canonical page: https://planningportal.im/a/2319-andreas-telford-cottage-formerly-change-of-use/documents/1168434*