**Document:** Officer Planning Report Recommendation **Application:** 11/00299/C — Additional use of ground floor dining room as an office **Decision:** Permitted **Decision Date:** 2011-04-21 **Parish:** Braddan **Document Type:** report / officer_report **Source:** https://planningportal.im/a/651-greeba-cronkbreck-house/documents/1244801 --- # Officer Planning Report Recommendation ## Planning Report And Recommendations [Table omitted in markdown export] ## Considerations [Table omitted in markdown export] ## Written Representations ## Consultations [Table omitted in markdown export] [Table omitted in markdown export] ## Officer's Report ### The Site The application site represents the curtilage of the detached dwelling Cronkbeck House, Main Road, Greeba, German. The property is located on the south side of the A1 Peel Road with Cronkbeck Farm situated on the opposite side of the road. The dwelling is sited so as to be side on to the road and has a substantial garden extending to the south. The site is set below the level of the road and is partially screened by boundary planting. There is a generous level of parking to serve the dwelling. ### Planning Status The application site is located within an area identified as being of High Landscape or Coastal Value and Scenic Significance by the 1982 Development Order. Within the adopted Isle of Man Strategic Plan 2007, the following policy is considered relevant in the assessment and determination of this application: Business Policy 7, which states: "New office floor space should be located within town and village centres on land which is zoned for the purpose on the appropriate area plan; exceptionally, permission may be given for new office space - (a) on approved Business Parks for Corporate Headquarters which do not involve day to day callers; or - (b) in buildings of acknowledged architectural or historic interest for which office use represents the only or most appropriate practicable and economic way of securing future use, renovation and maintenance." ### Planning History The following previous planning applications are considered relevant in the assessment and determination of this application: - 97/00430/B sought approval to alter and extend the dwelling. This was approved. - 98/01020/B sought approval erect a garden shed and extend the dwelling. This was approved at review. - 02/00549/B sought approval to alter the access off Kerrogarrow Road. This was approved. - 07/00046/B sought approval for visibility improvements at the highway junction and the entrance to the dwelling. This was approved. - 08/01219/B sought approval for the extension of the dwelling to replace the existing conservatory. This was approved. ### Representations The Highways Division does not oppose this application. German Parish Commissioners have not commented on this application. ### The Proposal This application seeks approval for the use of one of the rooms of the dwelling as an office. The applicant is a Chartered Surveyor and employs a single member of staff. The application includes a letter which sets out that the nature of work undertaken is not expected to attract visitors to the property. ### Assessment The use of dwellings as offices can be acceptable depending on the nature of work undertaken, the number of employees that work from the property and the number of callers that the business generates. The Permitted Development Order allows for the use of ones home as an office provided that employees do not work from the property and no callers are generated. Such a use which complies with the PDO should not result in any unacceptable adverse impacts upon residential amenity. Uses which fall outside of these parameters are generally directed towards areas designated for offices as their operation within residential areas would generally have unneighbourly impacts. Applications to use part of a property as a commercial office must be assessed having regard to the scale of the business, the number of employees, callers and the general impacts that may affect nearby properties and the surrounding area. In this case, the office use would be confined to a small portion of the property and as such is judged to be of a relatively small scale. Furthermore, the business would employ just one worker and the application sets out that there would not be many clients visiting the site. The property is served by a generous parking area so as to prevent unacceptable on street parking. It is concluded that at the level set out within the application submission, the proposed additional use of a room in the dwelling as an office would be acceptable. ### Recommendation Permit. ## Party Status It is considered that the following parties, who submitted comments, accord with the requirements of Planning Circular 1/06 and are therefore, afforded Interested Party Status: German Parish Commissioners 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. ### Recommendation **Recommended Decision:** Permitted **Date of Recommendation:** 11.04.2011 ### 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 additional use of ground floor dining room as an office, Cronk Breck House, Main Road, Greeba, German as shown by Location Plan, 1097.1 and 1097.3 received 4th March 2011. I confirm that this decision accords with the appropriate Government Circular delegating functions to the Senior Planning Officer. **Decision Made :** Permitted **Date :** 11/4/11 **Signed :** Senior Planning Officer *(Handwritten signature)* --- *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/651-greeba-cronkbreck-house/documents/1244801*