**Document:** Planning Officer Report **Application:** 12/00152/B — Conversion of three first floor ensuite bedrooms to one self contained tourist apartment **Decision:** Permitted **Decision Date:** 2012-03-20 **Parish:** Rushen **Document Type:** report / officer_report **Source:** https://planningportal.im/a/2289-rushen-albert-hotel-conversion/documents/1265602 --- # Planning Officer Report ## Planning Officer Report And Recommendations [Table omitted in markdown export] ## Officer's Report ### 1.0 The Site 1.1 The site is the curtilage of the Albert Hotel, a public house situated on the High Street overlooking Port St. Mary harbour. The property fronts onto the High Street and extends rearwards towards a rear lane. At the rear of the property there is a balcony area with stairs leading to the rear ground floor area behind a three storey flat roofed rear annex. 1.2 Within the site there is also an existing car park which is to the south of the property and accessed via an existing road access onto Athol Street. ### 2.0 The Proposal 2.1 The application seeks approval for the conversion of three first floor ensuite bedrooms to one self contained tourist apartment. ### 3.0 Planning Status 3.1 The site lies within an area of Predominantly Shopping on the Isle of Man Planning Scheme (Development Plan) Order 1982. Under the Modified Draft Area Plan for the South the site is within an area of Mixed Use. 3.2 The site is not within an adopted Conservation Area, but it is proposed to be within a Conservation Area under the Modified Draft Area Plan for the South. 3.3 Due to the zoning of the site and due to the proposal the following policy is relevant in the determination of the application:- General Policy 2: "Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development: - (a) is in accordance with the design brief in the Area Plan where there is such a brief; - (b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them; - (c) does not affect adversely the character of the surrounding landscape or townscape; - (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses; - (e) does not affect adversely public views of the sea; - (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks; - (g) does not affect adversely the amenity of local residents or the character of the locality; - (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space; - (i) does not have an unacceptable effect on road safety or traffic flows on the local highways; - (j) can be provided with all necessary services; - (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan; - (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding; - (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and - (n) is designed having due regard to best practice in reducing energy consumption." "Housing Policy 17: The conversion of buildings into flats will generally be permitted in residential areas provided that: - (a) adequate space can be provided for clothes-drying, refuse storage, general amenity, and, if practical, car-parking; - (b) the flats created will have a pleasant clear outlook, particularly from the principal rooms and - (c) if possible, this involves the creation of parking on site or as part of an overall traffic management strategy for the area." ### 4.0 Planning History 4.1 The property has been the subject of a number of applications for replacement windows, extensions, satellite dishes, flues, none of which is relevant in the consideration of this application. 4.2 However, there is an application on the site which is relevant:- Creation of a private parking area (Retrospective) - 11/01666/B - APPROVED ### 5.0 Representations 5.1 Port St. Mary Commissioners and Department of Transport Highways and Traffic Division raise no objection to the application 5.2 The EPU & Public Health make no comments on the merits of the application but highlight that any flat requires to comply with the Housing Regulations 1982 Act. ### 6.0 Assessment 6.1 Currently the drawings indicate that the first floor is used as a landlord’s apartment, which includes 3 guest rooms (No history of planning approval for this usage, although historically this accommodation was provided at pubs). The proposal would use over half of the total floor area of the first floor, for use as a separate a 2 bedroom unit for holiday accommodation. 6.2 In terms of amenity provision, the proposal would have views towards the harbour and would have use of the first floor balcony area, which currently exists. Parking provision although not identified on the plans, would be provided through existing parking within the site. It is important to note that under planning permission 11/01666/B, further parking has been provided within the site. Overall, it is considered the proposed unit would be of an acceptable standard in terms of amenity levels for future occupants. 6.3 Given its current usage for guest accommodation and/or land lords apartment (i.e. residential), the proposal usage would be similar and appropriate for this location and site. ## 7.0 Recommendation 7.1 Overall, it is considered the proposal would comply with the Isle Of Man Strategic Plan therefore it is recommended that the application be approved. ## 8.0 Party Status 8.1 The local authority, Port St. Mary Commissioners are, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d), considered an "interested person" and as such should be afforded party status. 8.2 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:** 13.03.2012 --- ### 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 conversion of three first floor ensuite bedrooms to one self contained tourist apartment as proposed in the submitted documents and drawing 1049-31 received on 2nd February 2012. --- 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 :** 14/3/12 **Determining officer (delete as appropriate)** Signed: G. H. H. Signed: ________________________ Anthony Holmes Senior Planning Officer Signed: ... Michael Gallagher Director of Planning and Building Control 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/2289-rushen-albert-hotel-conversion/documents/1265602*