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Application No.: 19/00151/C Applicant: Miss Nicola Shaw Proposal: Additional use of residence as tourist accommodation Site Address: Ballnalargy Barn Dalby Isle Of Man IM5 3BP Planning and Enforcement Assistant: Miss Vanessa Wilson Photo Taken: 19.04.2019 Site Visit: 09.04.2019 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 23.04.2019 _________________________________________________________________
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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
This decision relates to the following plans and drawings, date stamped received on 13th February 2019: o 19/04/01 - Planning Application Drawing
_______________________________________________________________ Interested Person Status – Additional Persons None _____________________________________________________________________________ Officer’s Report THE APPLICATION SITE
1.1 The application site is the residential curtilage of Ballnalargy Barn which is a converted stone outbuilding within the Parish of Patrick. The property lies on the landward side of the A27 and is roughly equidistant between Glen Maye and Dalby.
1.2 The access into Ballnalargy Barn is shared with Ballnalargy Cottage with parking for several cars within Ballnalargy Barn's current hardstanding. THE PROPOSAL
2.1 The current planning application seeks approval for the additional use of the residential dwelling to provide tourist accommodation; the application does not propose any additional alterations or modifications to the property. Also shown on the drawings is a hardstanding which was not on the previously approved application as such this will be assessed in the assessment of this application. - 2.2 The property's internal configuration is living/dining/kitchen, hallway, bedroom and separate bathroom to ground floor level with an additional bedroom to first floor level. PLANNING HISTORY
3.1 There are several applications on the site of which the Conversion of adjacent barn to ancillary living accommodation was approved under 16/0061/B. PLANNING POLICY - 4.1 The site lies within an area zoned as not designated for any particular purpose and within a High Landscape Value and Scenic Significance, both zoning can be seen on the Isle of Man Development Plan Order 1982.
4.2 When looking at strategic plan policy the Isle of Man Strategic Plan 2016 contains two policies that are considered of specific relevance to the assessment of this application, General Policy 2 and Business Policy 13. - 4.3 General Policy 2 of the Isle of Man Strategic Plan 2016 states, "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: g) does not affect adversely the amenity of local residents or the character of the locality; - 4.4 Business Policy 13 of the Isle of Man Strategic Plan 2016 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."
REPRESENTATIONS
5.1 No comments have been received from Highway Services at the time of writing this report.
5.2 Patrick Parish Commissioners have considered the proposal and have no objection (13.03.2019). ASSESSMENT - 6.1 The fundamental issues to consider in the assessment of this planning application, is the impact of the proposal on the neighbours and local amenities.
6.2 It is difficult to assess how an individual person would behave whether they be a tourist or permanent 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. On the other hand, permanent residents may be at home more of the time, but be more likely to invite friends or family over for dinner or parties that may be noisy. In general terms, however, the majority of people tend to behave well and raise no concerns, although there will always be a percentage that might not, whether they are a permanent resident or otherwise.
6.3 The property in question has few immediate neighbours of which the closest is Ballnalargy Cottage. Both properties share a driveway with Ballnalargy Barn being at the top of the lane past Ballnalargy Cottage, as such any additional comings and goings are likely to be no more apparent than those already living in the property. The property is modest and not sized to accommodate a large number of tourists. There is a hard standing area within Ballnalargy Barn which can accommodate several cars either for residential or tourist use. - 6.4 It is considered the use of the existing residential dwelling as tourist accommodation would have a similar impact, whether it is used for tourist or permanent residential use and therefore would not have a significant impact upon the residential amenities of the neighbouring properties.
7.1 For the reasoning that the proposal complies with General Policy 2 and Business Policy 13, the application is recommended for approval. INTERESTED PERSON STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 (Article 6(4), the following persons are automatically interested persons:
I can confirm that this decision has been made by a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Decision Made : Permitted Date: 24.04.2019 Determining officer
Signed : S CORLETT Sarah Corlett Principal Planner
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