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Application No.: 23/01094/C Applicant: Mr & Mrs Joseph Callister Proposal: Apply for additional use to rear annex for tourist accommodation Site Address: 9 Hope Street Castletown Isle Of Man IM9 1AS Planning Officer: Miss Lucy Kinrade Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 06.12.2023
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.
N 1. Part of the site is recognised as being at flood risk on current DOI flood mapping and the applicant/land owner is to be reminded of the proximity to the harbour and should consider providing a flood evacuation plan within the annex for users to be made aware of.
The proposal is considered to have acceptable amenity and visual impact and not to have any increased flood risk impact beyond the existing use and therefore complies with General Policy 2 (b, c, g, h, i), Environment Policies 13 and 35, Business Policy 13, Community Policies 7 and 11, and the principles of Transport Policy 7 and Appendix 7 of the Isle of Man Strategic Plan 2016
Plans/Drawings/Information; This approval relates to the following drawings and information:
It is recommended that the following Government Departments should be given Interested Person Status on the basis that they have made written submissions relating to planning considerations:
1.0 THE SITE - 1.1 The site relates to a rear annex belonging to 9 Hope Street, Castletown.
2.0 THE PROPOSAL - 2.1 Proposed is the additional use of a rear annex for tourist accommodation (use class
3.0 Planning History - 3.1 The site has been subject to a number of previous application relating to alterations to the existing dwelling and replacement windows, the more recent being 23/00141/B for the replacement of windows which was approved although none are considered materially relevant to this application.
4.1 The site is designated as residential on the Area Plan for the South 2013. The site is within the Conservation Area and that part of the house nearest the harbour is indicated as being at high risk of tidal flooding on recent DOI maps. - 4.2 The Isle of Man Strategic Plan 2016 contains the following policies that are considered materially relevant in the assessment:
5.0 REPRESENTATIONS Copies of representations received can be viewed on the Government's website. This report contains summaries only.
5.1 Department of Infrastructure Highway Services - Do not oppose (29/09/2023) - no significant negative impact upon highway safety, network functionality and/or parking.
5.2 DOI Flood Risk Management - comments were raised by DOI FRM direct to the agent about clarification of levels and sleeping arrangements (email dated 03/10/2023) and updated comments were received 06/12/2023 where it was confirmed that sleeping accommodation should not be on the ground floor. - 5.3 Comments were sought on 25.09.2023 from the following consultees but no response received as of 06/12/2023:
6.1 Business Policy 13 supports the principle of the use of existing residential properties for tourist purposes so long as it does not impact the amenity of the neighbours. In this case the proposal relates to part of an existing dwelling within an existing town centre and in area designated for residential use, therefore the key considerations in the determination of the application are the impact on the amenities of the neighbours, the impact on the Conservation Area, impact on parking provision and whether there would be any unacceptable flood risk.. Neighbouring Amenities - 6.2 It is difficult to assess how an individual would behave, whether as a tourist or a resident. As a tourist, a person may be out a lot of the time, but may also have greater late nights and be disruptive on return. In the meantime, both tourists and permanent residents have incentives for organising gatherings, which can easily be carried out till late at night. This proposal will see the main house staying as permanent residential whilst the annex is proposed for separate tourist use which could increase intensity of use of the site through more coming and goings on top of the main house. The annex is accessed via a separate doorway into the rear yard and so there will be no disruption to the main house and no changes to the streetscene. Whilst coming and goings through this access may be increased it's not considered to be to such a degree beyond the existing potential as to raise any significant amenity harm. In general terms, the majority of people including tourists tend to behave well and raise no concerns, given the main occupants would remain in the main house and on site this would also offer an element of onsite control and tourist occupants likely being more mindful of their hosts. On this basis although having potential for increased intensity and more coming and goings at the back of the house, given the above it is unlikely for this additional use of the annex to have an unacceptable amenity impact on the living conditions of neighbouring properties. Conservation Area - 6.3 There are no physical works proposed and thus no changes visually to the conservation area. Whilst level of occupation and nature of use can sometimes impact on the character of an area, minded that this location is predominantly in residential use and located close to the centre of town it is considered able to accommodate the additional tourist use without any impact on the overall characteristic of the area. Parking Provision - 6.4 The additional use of the annex may result in an increased demand for parking given its in addition to the main house but as the site is located within the centre of Castletown where bus routes and public car parks are in short walking distance and that the Strategic Plan provides relaxation of parking standards in such instances that the proposal having a lesser parking standard would not be so unreasonable in this case as to create any significant adverse highway safety or parking issues as to warrant a refusal in this case although it is noted that the applicant has sought to rent a parking space in a nearby car park to help facilitate the proposal and this would offer a designated space for any occupant should they wish.
7.1 The proposal is considered to comply with General Policy 2 (b, c, g, h, i), Environment Policies 13 and 35, Transport Policy 7 and Appendix 7, Business Policy 13 and Community Policies 7 and 11 of the Strategic Plan. - 8.0 INTEREST PERSON STATUS
8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons:
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 and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status
Decision Made : Permitted Date : 08.12.2023 Determining officer
Signed : S BUTLER Stephen Butler Head of Development Management
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