**Document:** Planning Officer Report **Application:** 13/00207/C — Additional use of residential property as tourist accommodation **Decision:** Permitted **Decision Date:** 2013-04-04 **Parish:** Braddan **Document Type:** report / officer_report **Source:** https://planningportal.im/a/4047-braddan-greenfield-cottage/documents/1289003 --- # Planning Officer Report Case Officer: Mr Chris Balmer Photo Taken: 11.03.2013 Site Visit: 11.03.2013 Expected Decision Level: Officer Delegation ## Officer's Report 1.0 THE APPLICATION SITE 1.1 The site is the residential curtilage of 2 Greenfield Cottage, Main Road, Onchan which is a two storey property attached to Nr 1 Greenfield Cottage. The site is accessed via a rear lane which runs from Kelvin Road which is to the east of the site. The property is to the rear of the recently constructed commercial property which is currently used by Kestrel Insurance. 2.0 PROPOSAL 2.1 The application seeks approval for the additional use of residential dwelling to provide tourist accommodation. 3.0 PLANNING POLICY 3.1 The application site is within an area of 'Mixed Use – office/ residential/retail', under the Onchan Local Plan. The site is neither within a Conservation Area nor within an area of High Landscape or Coastal Value and Scenic Significance. 3.2 Due to the zoning of the site and the proposed works the following policy are relevant in the determination of the application:- 3.3 General Policy 2 states: "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; [Table omitted in markdown export] - (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; - (I) 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." 3.4 Business Policy 13 states: "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." ## 4.0 Planning History 4.1 There are no previous planning applications which are considered relevant in the assessment and determination of this application. #### 5.0 Representations 5.1 Onchan Commissioners recommend that the application be APPROVED for planning purposes subject to the inclusion of standard tourist accommodation conditions regarding lettings. 5.2 Highways Division has no objection to the application. #### 6.0 Assessment 6.1 The property is currently used as a residential property; the application will enable the owners to rent the property for tourist accommodation when they are not occupying the dwelling. 6.2 The dwelling is within a residential area so the principle of such development is considered acceptable. 6.3 Business Policy 13 indicates that 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. There are a number of residential properties in the area. 6.4 It is considered the use of the existing residential dwelling for tourist accommodation will have the same impact, whether it is used for tourist or permanent residential use. 6.5 Parking would be provided via the existing single garage space which the current residential property uses. The Highway Division has considered the proposal and has no objection. 6.6 In relation to the Commissioners comments that a standard tourist condition be attached, it should be noted the application is for an additional use, i.e. residential and tourist use. Therefore such a condition would not be appropriate. #### 7.0 Recommendation 7.1 Overall, it is considered the proposal would comply with the relevant policy of the Isle Of Man Strategic Plan therefore it is recommended that the application be approved. #### 8.0 Party Status 8.1 It is considered that the following meet the criteria of Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d) and should be afforded interested party status: Onchan Commissioners 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: 25.03.2013 ### 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 use must be taken up within four years of the date of this notice in order for this approval to remain valid after that time. C 2. This approval relates to the additional use of residential property as tourist accommodation as proposed in the submitted documents which are date-stamped 18th February 2013. 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 : 24.13 ### Determining officer (delete as appropriate) Signed : _________________________ 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/4047-braddan-greenfield-cottage/documents/1289003*