**Document:** Officer Planning Report **Application:** 09/00767/C — Change of use from residential to holiday accommodation **Decision:** Permitted **Decision Date:** 2009-08-04 **Parish:** German **Document Type:** report / officer_report **Source:** https://planningportal.im/a/63002-st-johns-rose-cottage-change-of-use/documents/1375610 --- # Officer Planning Report **Application No.:** 09/00767/C **Applicant:** Mr Charles Michael Killey **Proposal:** Change of use from residential to holiday accommodation **Site Address:** Rose Cottage Patrick Road St Johns Isle Of Man IM4 3BP ### Considerations Case Officer : Mr Steve Stanley **Expected Decision Level:** Senior Planning Officer ### Written Representations ### Consultations Consultee : Highways Division Notes: Do not oppose Consultee : Patrick Commissioners Notes: DEFER till after TT week. 15.06.09 No comment. ### Officer's Report ### The Site The application site relates to Rose Cottage, Patrick Road, St Johns. The property is one of low semidetached dwellings situated on the northern side of the road. A compound used by the Department of Transport is to the immediate north of the site. The site is located within a rural area with agricultural land and open space to the south and east. ### The Proposal This application seeks approval for the change of use of the dwelling to holiday accommodation. The application form states that the property would be let on a weekly basis. ### Planning Status The application site is located within an area identified as being of High landscape Value and Scenic Significance by the 1982 Development Order. Within the Isle of Man Strategic Plan 2007, the following policy is considered relevant: Business Policy 13, which 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." ## Planning History The following previous planning application is considered relevant in the assessment and determination of this application: 03/01181/B Erection of garden shed. Permitted. ### Representations Patrick Parish Commissioners have not commented on this application. The Department of Transport Highways Division does not oppose this application. There have been no privately written representations received in relation to this application. ### Assessment The main issue to be considered in the assessment of this application is whether the proposed change of use would result in additional disturbance to adjacent properties and if so, whether this would be to an extent that would warrant refusal. It is proposed to use the property for weekly holiday lets which would likely result in a relatively high turnover of persons coming and going from the site which would be a change in the character of the use compared to the existing residential use. As such it is appropriate to base this assessment on the worst case scenario of a high turnover of tourists using the property over the majority of the year. The site is situated within a rural area with few dwellings in the vicinity. The adjacent property is likely to be the only dwelling in the area affected by the proposed change of use. The site is served by a driveway which is sited so as to be away from the adjacent property. As such, the increase in journeys to and from the site that may result from the proposed change of use would have little discernible impact upon the neighbouring property. It is judged that the layout of the external space serving the property would assist in reducing disturbance to the adjacent property by virtue of the fact that there is no rear garden or yard, instead the garden is to the front and to the side away from the adjacent dwelling. The vehicle compound to the north of the site would likely cause some disturbance to occupiers of the property however this is an existing situation and the visual impact of the compound is reduced by boundary planting. It is judged that the proposal would accord with Business Policy 13 set out above. ### 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: Patrick Parish Commissioners The Department of Transport Highways Division ### Recommendation Recommended Decision: Permitted 30 July 2009 09/00767/C Date of Recommendation: 30.07.2009 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 change of use form residential to holiday accommodation, Rose Cottage, Patrick Road, St Johns, Patrick as shown by 00767/1, 00767/2 and Cover/Support Letter all received 28th April 2009. I confirm that this decision accords with Government Circular No 09/09 Delegation of functions, 10/09 Delegation of Functions (Development Procedure), GC No 11/09 (Advertisements) and GC No 12/09 (Registered Buildings) all to the Senior Planning Officer Decision Made : Permitted Date : 3 August 2009 Signed : ______________________________ Senior Planning Officer --- *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/63002-st-johns-rose-cottage-change-of-use/documents/1375610*