Planning Officer Report

Application No.:	12/00008/C
Applicant:	Mr Roger H Smith
Proposal:	Change of use of existing dwelling to a watch making workshop to be used in association with existing workshop extension
Site Address:	Dundalk Cottage The Cronk Ballaugh Isle Of Man IM7 5BA

Officer's Report

The Site

1. The site is the curtilage of Dundalk Cottage, a semi-detached traditional cottage which sits between Croit Ny Hollyn to the north and The Bungalow to the south and land to the east and south. The site is elongated and stretches behind the curtilage of The Bungalow to a point 210m to the south. Dundalk Cottage is very similar in appearance to Croit Ny Hollyn but the application property has a large garage to the south. There is also car parking on site in the form of two spaces in front of the garage.

1. The dwelling sits close to the junction of the B9 and A13 highways which lie to the north east of The Cronk. Within the Cronk itself there is a lay-by which accommodates around 8 vehicles. Vehicles are also parked on the highway in front of the properties in this group.

The Proposal

1. Currently the property is used as a dwelling and the garage is used as a workshop accommodating the applicant's specialist watchmaking business. Proposed is the use of the dwelling as an extension of the watchmaking business. The operation has experienced a recent very welcome increase in business, particularly following the recent commission of a limited series of wristwatches for Dr. George Daniels CBE, renowned as the greatest horologist of all time, also resident of the Isle of Man and who died in November, 2011. The applicant was an assistant of Dr. Daniels for a number of years before establishing his own business based at Ballaugh.

1. The applicant is presently looking for new premises which would allow for expansion and have identified a building in Port. St. Mary although plans are at an early stage. In the interim, the applicant wishes to expand the business into all of the cottage such that there would be a workshop and kitchen on the ground floor and storage, an office and a bathroom above. The business employs the applicant and two other members of staff and the applicant wishes to take on two apprentices and another part time trainee and for all these members of staff, there is insufficient space in the garage.

Planning Status And Policy

1. The property lies within an area designated on the Town and Country Planning (Development Plan) Order 1982 as an area of Open Space and of High Landscape Value and Scenic Significance.

Case Officer:	Miss S E Corlett
Photo Taken:
Site Visit:
Expected Decision Level:	Officer Delegation

1. There is no built development proposed in this application, only a change of use within an area which is not designated for development and for which there are no specific policies within the Strategic Plan. The business proposed is also unique within the Island and the proposed use possibly temporary, pending the applicant locating alternative acceptable premises. There are policies within the Strategic Plan which support alternative uses of traditional properties but this requires the building to be redundant for its original purpose, which is not strictly the case here. There is also a policy which presumes against the loss of existing habitable dwellings (HP 18).

1. Business Policy 1 states that "the growth of employment opportunities throughout the Island will be encouraged provided that development proposals accord with the policies of this Plan".

Planning History

1. Planning permission was granted for the use of the garage as a workshop for the applicant, under PA 05/1571. Prior to that permission was sought and granted for various alterations to the dwelling: these are not relevant in the consideration of this latest application. The permission for the use of the garage required that the use was personal to Roger William Smith and only two employees not including Mr. Smith were permitted to work there.

Representations

1. Ballaugh Parish Commissioners and Highways and Traffic Division indicate that they do not oppose the application.

1. The Department of Economic Development support the application as the business is an important one within the local economy.

Assessment

1. The existing business is one which is very valuable to the Island and which promotes the Island as a centre of excellence for horology based upon the very unique and internationally recognised reputation of Dr. Daniels. It is a positive situation which finds the application expanding but unfortunately without the suitable space to expand into. The site in Port St. Mary would be ideal but is not available at present. The most sensible short term solution would be for the cottage to be converted to a workshop: as shown in the application, there would be no residential accommodation, and thus no requirement for the two parking spaces required by the Strategic Plan in addition to the spaces required in conjunction with the workshop in the garage. The current situation would result in a requirement for up to five spaces: the proposed requirement, catering for a vehicle space per employee would be five with another space for the part-time employee. As such it is considered that the parking requirement will not be significantly different, arguably better as all of the spaces will be required by people working together, rather than a mixture of residents and watchmaking staff.

1. There is parking provision on site and further spaces 120m to the west in the lay-by. There is also opportunity for on-street parking further down the B9 alongside the road.

1. In summary, it is considered that the change of use will not result in an increase in parking demand over and above what is currently required and no conflict with any of the Strategic Plan policies and as such, and particularly bearing in mind the value of the operation to the Island, the application is recommended for approval. It is considered appropriate to shorten the period in which the permission may be taken up, as these are particular circumstances which are relevant at the current time and to condition the use to the applicant and his business.

Party Status

1. The local authority is, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d), considered an "interested person" and as such should be afforded party status.

1. Department of Economic Development is a statutory authority and should be afforded party status in this case.

1. 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:

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 two years of the date of this notice in order for this approval to remain valid after that time.

C 2. This permission relates to the use of Dundalk Cottage and the associated garage as a watchmaking business operated by Roger W. Smith Ltd and may not be used by anyone else or for any other purpose without the prior written permission of the Planning Authority.

as shown by the drawings received on 4.1.12

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 : 3 February 2012

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