**Document:** DEC Officer Report **Application:** 20/00573/C — Additional use of hobby room as tourist accommodation **Decision:** Permitted **Decision Date:** 2020-08-05 **Parish:** Michael **Document Type:** report / officer_report **Source:** https://planningportal.im/a/13105-kirk-michael-sheean-ny-marrey/documents/997513 --- # DEC Officer Report ## PLANNING OFFICER REPORT AND RECOMMENDATIONS **Application No.:** 20/00573/C **Applicant:** Wade Miles And Kathleen Rogerson **Proposal:** Additional use of hobby room as tourist accommodation **Site Address:** Sheean Ny Marrey Main Road Kirk Michael Isle Of Man IM6 1ED Senior **Planning Officer:** Mr Jason Singleton **Expected Decision Level:** Officer Delegation **Recommended Decision:** Permitted ## Conditions and Notes for Approval C : Conditions for approval N : Notes attached to conditions C 1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice. Reason: To comply with Article 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals. This application has been recommended for approval for the following reason. This application is recommended for approval as it was considered to be compliant with the policies of the Strategic Plan 2016. Plans/Drawings/Information; This approval relates to drawings referenced; site plan, 03; Aerial image; internal photos, all date stamped received on 5 May 2020 _______________________________________________________________ ## Interested Person Status Additional Persons None _____________________________________________________________________________ ## Officer’s Report ## - 1.0 THE SITE - The application site is the residential curtilage of a detached property called 'Sheean Ny Marrey', Main Road, Kirk Michael. The property is situated on the north western side of the road. The property is relatively new being the result of approved planning application 98/01984/B which was approved 11th may 1999. - 2.0 THE PROPOSAL 2.1 Proposed is the additional use of the garage and room above as tourist accommodation. There are no other alterations or changes being proposed. - 2.2 The main dwellinghouse is two stories high with a pitched tiled roof with parking to the front. To the east elevation is an attached annexe building finished in cob stone with brick accents around the reveals. There are two pitched roof dormer windows in the roofscape. - 2.3 The proposed configuration of the space would see the ground floor being used as a open plan kitchen, sitting room and dining area.(16.8) From the internal staircase, this would lead up to the en-suite bedroom.(21.8m2). Total internal floor area approx. 38.6m2. ## - 3.0 PLANNING POLICY 3.1 In terms of local plan policy, the application site is within an area designated as 'Predominantly Residential' use by the Kirk Michael Local Plan. The site is situated within the Kirk Michael Conservation Area. - 3.2 The Isle of Man Strategic Plan 2016 contains the following policies that are considered specifically material to the assessment of this application; - 3.3 General Policy 2 (GP2) (in part) 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: - (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; (g) does not affect adversely the amenity of local residents or the character of the locality, 3.4 Strategic Policy 8: Tourist development proposals will generally be permitted where they make use of existing built fabric of interest and quality, where they do not affect adversely environmental, agricultural, or highway interests and where they enable enjoyment of our natural and man-made attractions. - 3.5 Environmental Policy 35, which states: Within Conservation Areas, the Department will permit only development which would preserve or enhance the character or appearance of the Area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development. - 3.6 The Strategic Plan also contains the following which is considered relevant to this application: Paragraph 9.5.8 states, "The use of existing private residential properties as tourist accommodation may be acceptable if it can be demonstrated that it will not compromise the amenities of any neighbouring residents." - 3.7 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 09/01036/B - Erection of extensions to provide a garage and additional living accommodation. Approved. - 98/01984/B Erection of dwelling, Land adjacent to Michael Youth Centre. Permitted. 95/00871/B Erection of dwelling, Land adjacent to Michael Youth Centre. Permitted on Review. 92/00759/B Erection of dwelling, plot adjacent to Michael Youth Centre. Permitted on Review. 89/00697/A Approval in principle to erect a dwelling on site of garden. Permitted. - 5.0 REPRESENTATIONS 5.1 Michael Commissioners have written to advise they have no objection (07/07/20) 5.2 Highways Services commented (23/06/20) to advise the do not object (No highways Interest). - 6.0 ASSESSMENT 6.1 The fundamental issues to consider in the assessment of this planning application are; - (i) the visual impact of the proposed development on the character and appearance of the existing dwelling, and street scene; (GP2(b) & (c) (EP 35) & (SP8) - (ii) the impact upon the amenities (overlooking, loss of light and over bearing impact) of the neighbouring properties.(GP2(g) & (BP13) - (i) Visual Impact 6.2 The entire property is currently used as a single residential dwelling house and the application will enable the owners to further utilise the former garage and space above to create an independent accommodation that can be used for visiting family, guest and also to rent out for tourism use. The application is not proposing any external works to any of the elevations. 6.3 The dwelling sits within a residential area so the principle of such development is considered acceptable. Furthermore, as the proposal does not intend to extend but merely seek the additional use of the existing built fabric and floorspace, it is considered the proposal would have a neutral impact on the surrounding streetscene and that of the Conservation area. This aspect is deemed to be an acceptable additional use that complies with those sections of General Policy 2(b) & (c); EP35 and SP8. - (ii) Neighbouring amenities 6.4 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 and we have not received any objections. The nearest residential properties are to the north and east, whilst these are within 20m of the property, it is not considered the proposed tourist use would be any different than that of a friend or family member occupying the unit, than a tourist use would be. Given the size of the area to be used, it would likely lend itself to only accommodate two people. - 6.5 As the property sits detached within its own grounds, it is not considered there to be any adverse impact on the neighbouring residential amenity. The annexe being in such close proximity to the main part of the dwelling house would have greater impact on the owners before those of the neighbouring residents. As such this aspect complies with General Policy 2(g) and Business Policy 13. ## - 7.0 CONCLUSION 7.1 For the above reasons the application is recommended for approval as the proposed works, would be an acceptable form of additional use that would not harm the use and enjoyment of neighbouring properties or the highway network and would comply with aforementioned planning policies of the Isle of Man Strategic Plan. - 8.0 INTERESTED PERSON STATUS 8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons: - (a) the applicant (including an agent acting on their behalf); - (b) any Government Department that has made written representations that the Department considers material; - (c) the Highways Division of the Department of Infrastructure; - (d) Manx National Heritage where it has made written representations that the Department considers material; - (e) Manx Utilities where it has made written representations that the Department considers material; - (f) the local authority in whose district the land the subject of the application is situated; and - (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material. 8.2 The decision maker must determine: - o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and - o whether there are other persons to those listed above who should be given Interested Person Status I can confirm that this decision has been made by the Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation. Decision Made : Permitted Date : 04.08.2020 Determining officer Signed : S BUTLER Stephen Butler Head of Development Management Customer note This copy of the officer report reflects the content of the file copy and has been produced in this form for the benefit of our online services/customers and archive records. --- *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/13105-kirk-michael-sheean-ny-marrey/documents/997513*