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Application No.: 24/00194/B Applicant: Mr Steen Heidemann Proposal: Erection of a three storey extension on the north elevation (alteration to PA 19/00176/B), extensions to the lower ground floor, and variation of condition 2 of PA 19/00176/B to allow a total of three bedrooms in the whole house to be used as tourist TT/MGP accommodation. Site Address: Beach House Stanley Mount East Ramsey Isle Of Man IM8 1NP Planning Officer: Peiran Shen Recommended Decision: Permitted Date of Recommendation: 30.04.2024
C : Conditions for approval N : Notes attached to conditions
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.
without modification) no extension, enlargement or other alteration of the dwelling(s) hereby approved, other than that expressly authorised by this approval, shall be carried out, without the prior written approval of the Department.
Reason: To control development in the interests of the amenities of the surrounding area.
Reason: The application is for the use of the unit for the TT & MGP Festival of Motorcycling periods only and the impact upon on street parking has be considered on this basis only. This application has been recommended for approval for the following reason. The proposal does not have a negative impact on the character of the area or highway safety or parking and has an acceptable impact on neighbouring amenities. Plans/Drawings/Information; This approval relates to the documents, proposed site plan and drawing no. H/6228/40 A, H/6228/41(B) date stamped as having been received on 28th February 2024. _______________________________________________________________
Additional Persons
None _____________________________________________________________________________
1.0 THE SITE - 1.1 The application site is Beach House, a part-three-storey/part-two-storey dwelling (roadside frontage) sited to the eastern side of Stanley Mount East and to the southwest of the Queens Pier within Ramsey. To the rear, given the topography of the land the property is part three/part four storeys in height. - 1.2 The dwelling is traditional in appearance but of unusual design. The main section of the dwelling is the three/four storey central section, which is flanked on either side by wings extensions. The dwelling includes a number of traditional features which includes ornate detailing around the traditional sliding sash windows and main entrance; a large chimney stack running through the centre of the dwelling and being finished in painted render with a slate roof.
2.0 THE PROPOSAL - 2.1 The proposed is the erection of three storey extension on the north elevation, extensions to the lower ground floor and variation of condition 2 of the PA 19/00176/B to allow three bedrooms to be used as tourist accommodation during TT/MGP. - 2.2 The proposed extension is on the north elevation. It consists of two-storey flat-roof extension (appears one-floor on the west elevation) and a mono-pitched-roof extension on the top. It will have parapets, traditions windows and the same render as existing. The monopitched-roof extension would be symmetrical to the mono-pitched-roof extension on the south elevation.
2.3 The extension to the lower ground floor is on the northwest corner and it creates additional bedrooms and storage. - 2.4 The proposal also includes erection of a single storey extension to the north of the existing main entrance of the property which has a width of 1.7m and a depth of 3m. While providing a small amount of floor area internal to the lobby; the proposal also enables the installation of classically styled columns/pillars entranceway around and above the existing entrance to the dwelling. - 2.5 The proposal also include using any three bedroom (including existing and proposed) to be used as guesthouse (Use Class 3.1) during TT and Manx Grand Prix (MGP) period. There are at least 7 bedroom if the proposed extensions are all completed.
3.0 PLANNING HISTORY - 3.1 Alterations, erection of extensions and additional use of residential dwelling as tourist living accommodation was APPROVED AT APPEAL under PA 19/00176/B. The current application is based on this application with many changes, such as reduction of the width of the north extension, the layouts of the extensions and which bedrooms can be used as tourist accommodation. The existing south extension has been built under this approval. - 3.2 Minor Changes application to PA 19/00176/B involving alterations to external appearance received a Split Decision under PA 21/00670/MCH. The changes to PA 19/00176/B is mostly error corrections and small elevation changes. The additional of a flue and alteration to front elevation windows were excluded from the approval. - 3.3 Erection of raised terrace area to the rear with under storage and balustrade was APPROVED under PA 22/00040/B. - 3.4 Alterations and erection of extensions - 08/00807/B - APPROVED. This application essential proposed the first floor winged extensions similar to that in the 2019 application. This application was not implemented.
4.0 PLANNING POLICY Site Specific - 4.1 The site is within an area designated as Predominantly Residential in the Ramsey Local Plan 1998. Strategic Policy - 4.2 The Isle of Man Strategic Plan 2016 (IOMSP) contains the following policies that are considered materially relevant to the assessment of this current planning application:
4.3 Isle of Man Strategic Plan has no assumption in favour of new development. In decision-making, this means where a planning application conflicts with the Plan, approval should usually not be granted. - 4.4 Subsections (b), (c) and (g) of General Policy 2 as well as Environment Policy 42 set out design requirements for development, of which they should respect the character of the site itself and its immediate and no-so-immediate surroundings.
4.5 Subsections (g) and (h) of General Policy 2 set out that amenities enjoyed by the site and the site around it should be protected or preserved. - 4.6 Subsections (h) and (i) of General Policy 2 also set out that proposals should satisfy the safety, efficiency and accessibility requirements, including parking provision, of all highway users whether possible. - 4.7 Transport Policy 7 sets outs minimum parking standards for developments based on land use types, details of which are in Appendix 7.6. - 4.8 Business Policy 13 sets out change of use from private residence to tourist accommodation should be approved when demonstrate no additional impact on neighbouring amenities. PPS and NPD
4.8 There is no planning policy statement or national policy directive considered materially relevant to this application. - 5.0 OTHER MATERIAL CONSIDERATIONS Strategy and Guidance
5.1 The Residential Design Guide July 2021 (RDG) contains the following guidance that are considered materially relevant to the assessment of this current planning application:
5.2 The Residential Design Guide was issued by the Department of Environment, Food and Agriculture (DEFA) in July 2021 and was agreed with the Minster of DEFA. It provides clear guidance on acceptable forms of residential extensions and alterations. - 5.3 Manual for Manx Roads provides best practices and technical details of how to ensure highways are accessible, safe, inclusive and serviceable. These details include minimum spatial requirements for parking spaces.
6.0 REPRESENTATIONS This section is a summary. The original texts of the consultations and comments received are available on the Planning Application Search on the government website.
6.1 Ramsey Town Commissioners has no objection to this application (22.03.2024).
6.2 DoI Highway Services does not oppose this application (14.03.2024). The comment states this is because there is no intensification of usage compared to the 2019 application. The comment also recommend that similar condition to restrict the same amount bedrooms can be used for tourist accommodation as the 2019 application. - 6.3 Manx Utilities does not objection to this application (22.03.2024) after discussion with the applicant. - 6.4 One neighbour was notified by letter. No response has been received.
7.1 The key considerations of this application are its impact on the house itself, on the character and streetscene of the area, highway safety, parking provision and the amenities of the neighbours. Character of the House, the Area and the Streetscene
7.2 The proposed north extension and other alterations have a similar impact on the character of the building when compared to the 2019 approval and 2021 amendment. Therefore, it is considered to have an acceptable impact on the design of the house and on the character and streetscene of the area. Highway and Parking - 7.3 Since there is no objection from Highway Services, it is considered that the impact on parking provision is acceptable. Neighbouring Amenities - 7.4 The proposal asks to use three bedrooms to be used as tourist accommodation during the TT/MGP period. This is in addition to the three bedroom that can be used as guestroom under the Permitted Development (Change of Use) Order 2019 all year around. Given the floor plan, all individual bedroom are not sufficient to be considered as self-contained tourist accommodation. Therefore, individually, each bedroom can be used as a guestroom and the whole house can be considered a guesthouse. However, the owner must occupy at least one bedroom otherwise the house as a whole would be considered as a self-containing tourist accommodation. - 7.5 There is no intensification in land use compared to the 2019 approval so it is considered to have an acceptable impact on neighbouring amenities.
8.1 The proposal does not have a negative impact on the character of the area or highway safety or parking and has an acceptable impact on neighbouring amenities. Therefore, it is recommended for an approval. - 9.0 INTEREST PERSON STATUS
9.1 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 Acting 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 : 02.05.2024
Determining officer
Signed : A MORGAN Abigail Morgan Acting Head of Development Management
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