**Document:** Officer Planning Report **Application:** 06/01498/C — Change of use of existing dwelling to bed and breakfast tourist accommodation with ground floor shop as a tea room **Decision:** Permitted **Decision Date:** 2006-10-25 **Parish:** Lonan **Document Type:** report / officer_report **Source:** https://planningportal.im/a/81278-lonan-craigmore-dwelling-change-of-use/documents/1475984 --- # Officer Planning Report ## Planning Report And Recommendations [Table omitted in markdown export] [Table omitted in markdown export] [Table omitted in markdown export] [Table omitted in markdown export] ### Considerations [Table omitted in markdown export] ### Written Representations ### Consultations [Table omitted in markdown export] [Table omitted in markdown export] [Table omitted in markdown export] [Table omitted in markdown export] ### Officer's Report ## THE APPLICATION SITE AND PLANNING APPLICATION The application site comprises the curtilage of a property that is located at the end of Tent Road in Laxey. The planning application seeks approval for the change of use of the property, which is currently part dwelling and part commercial business (printers), to bed and breakfast accommodation with a tea shop at ground floor level. The applicant's agent has clarified that three of the four bedrooms will be available for bed and breakfast accommodation with the remaining bedroom being used as manager's overnight accommodation. ### Planning History The application site has not been subject to any previous planning applications that are considered material to the assessment of this current planning application. ### Representations Laxey Village Commissioners have no objections to the planning application. The Department of Transport Highways Division do not oppose the planning application. The Department of Transport Drainage Division have no objections to the planning application. The Isle of Man Fire and Rescue Service recommend that the applicant contacts them to discuss the implications of the Fire Precautions Act 1975. The Isle of Man Water Authority requests that an informative note be attached to any approval decision notice. The Disability Access Office request that the needs of disabled access are taken into account. ### Planning Policy Under the Laxey and Lonan Area Plan Order 2005 the application site is located within a wider area that is designated as mixed use (retail/office/tourism). There are no policies within the plan are considered specifically relevant to this land use designation in respect of the use proposed by the planning application. The application site is also with a Conservation Area. In respect of car parking requirements in Conservation Areas policy L/CP/PR/1 of the Laxey and Lonan Area Plan Order 2005 states: "In the interests of conserving the traditional character and appearance of the area the Department will adopt a flexible approach to the requirement for car parking in association with existing property inasmuch as where it is possible to provide car parking for the use of the building concerned the Department will expect the provision of parking for residents in the case of residential property and staff and customers in the case of commercial property. However, where the provision of car parking would be detrimental to the appearance or character of the area, car parking standards may be relaxed." ### Assessment The main considerations in the assessment of the change of use proposed by the planning application are considered to be the impact on residential amenity and car parking provision. In terms of impact on residential amenity it is considered that the scale of the use is such that its impact would not be dissimilar to that a residential dwelling. As such the impact of the proposed use in this respect is considered to be acceptable. In terms of car parking it is not possible to provide any provision within the bounds of the application site. However, this is not seen as too problematic as the surrounding area contains sufficient public car parking to accommodate the likely generated traffic. This belief is shared by the Highways Division. Overall it is considered that the change of use proposed by the planning application is a compatible use within the area that is of scale that should not cause undue problem. It is recommended that the planning application be approved. ### Party Status It is considered that all parties that made representations to the planning application meet the criteria of Government Circular 1/06 and should be afforded interested party status. ## Recommendation **Recommended Decision:** Permitted **Date of Recommendation:** 18.10.2006 --- ### Conditions and Notes for Approval / Reasons and Notes for Refusal C: Conditions for approval N: Notes attached to conditions R: Reasons for refusal O: 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 drawing no.s 0601/01, 0601/02 and 0601/03 rev. A date stamped the 31st August 2006. N 1. The applicant is advised that measures to deal with the disposal of fat or other food waste will need to be implemented. N 2. The applicant is recommended to contact the Isle of Man Fire and Rescue Service to discuss the implications of the Fire Precautions Act 1975. N 3. For a change in the water supply to a premises (domestic or commercial) the applicant should contact the Isle of Man Water Authority Byelaws Inspector (Michael Karren), telephone 695957. N 4. The applicant is recommended to consider the provision of disabled access. --- I confirm that this decision accords with Government Circular Nos 44/05 (Delegation of Functions to Director of Planning and Building Control) and 47/05 (Delegation of Functions to Senior Planning Officer) **Decision Made:** Permitted **Date:** 23/10/06 Signed: [Handwritten signature] M. I. McCauley Director of Planning and Building Control --- *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/81278-lonan-craigmore-dwelling-change-of-use/documents/1475984*