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Application No.: 24/00667/C Applicant: Ms Andriana Tsagka Proposal: Additional use as tourist accommodation Site Address: Thie Eden Ballamona Road Ballaugh Isle Of Man IM7 5BB Planning Officer: Graham Northern Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 06.08.2024
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.
The proposed additional use of the site for tourist accommodation is considered to comply with the relevant polices of the Isle of Man Strategic Plan 2016 and there is no demonstrable harm arising from the application. The living conditions of the neighbouring properties will not be made worse as a result of the proposal, and there are no physical works to effect the existing building. The application accords with paragraph 9.5.8, Business Policy 13, Environment Policy 23, General Policy 2 and Transport Policies 4 and 7 of the Isle of Man Strategic Plan 2016.
Plans/Drawings/Information; This approval relates to the following drawings and specifications received 18.06.2024:
Additional Persons None
1.0 THE SITE - 1.1 The site relates to an existing property Thie Eden which is located to the south side of Ballamona Road (A13). The property is accessed from a private drive that runs past the existing buildings and properties that are set to the road frontage which include Ballamona Mooar Farm.
2.0 THE PROPOSAL - 2.1 Proposed now is the additional use for tourist purposes. There are no physical or external works proposed as part of this application.
3.0 PLANNING HISTORY - 3.1 No relevant history
4.0 PLANNING POLICY - 4.1 The site lies within an area not zoned for development and classified as an Area of High Landscape of Coastal Value and Scenic Significance (AHLCVSS) as per the 1982 Development Plan. The site is not within a designated Conservation Area or within an area identified as being at floor risk from tidal or surface water flooding. There are no registered trees / tree areas identified on / adjacent to the application site. - 4.2 The following policies from the 2016 Strategic Plan are considered pertinent in the assessment of this application;
General Policy
Environment Policy 42 Designed to respect the character and identity of the locality Business Policy 13 Use of private residential properties as tourist accommodation Transport Policy 4 Highway safety 7 Parking
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."
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 (28/06/2024) significant negative impact upon highway safety, network functionality and/or parking as the existing access situation is acceptable for the proposals
6.0 ASSESSMENT - 6.1 Business Policy 13 states that permission will generally be granted for the use of private residential properties as tourist accommodation providing it can be demonstrated that such use would not compromise the amenities of neighbouring residents, while the proposal is not for the change of use of the whole dwelling per se, given the above site designation and location this would be perhaps the most applicable policy and assessment in this case.
6.2 The application is for additional use for tourism accommodation and the applicant has cited that the use would be a bed and breakfast type and may also be used as self-catering accommodation in school holidays and during island events. - 6.3 The dwelling is isolated away from any other residential property with the farm and a workshop building the nearest to the dwelling, it also has its own access and is surrounded by trees which screen it from view. - 6.4 The location and independence of the dwelling mean it is unlikely to result in any significant detriment on neighbouring land users. The proposed additional use for tourist purposes is not considered to result in a material impact upon the residential amenities of the adjoining properties. - 6.5 The site can cater for a number of vehicles off the road with adequate parking provision for both the residential and tourist uses and no objections have been raised by Highways Services. The additional use of the property for tourist purposes is further unlikely to result in a material impact upon the safety and capacity of the immediate road network.
7.0 CONCLUSION - 7.1 The proposed development is considered to be acceptable in principle. The proposals are also not considered to result in any new or adverse impact upon the safety and capacity of the local highway network. The application is therefore considered to comply with General Policy 2, Business Policy 13 and Transport Policies 4 and 7 of the Strategy Plan 2016. The application is therefore recommended for approval subject to conditions in relation to the tourist use.
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:
8.2 The decision maker must determine:
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 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: 06.08.2024 Determining officer
Signed : J SINGLETON Jason Singleton Principal Planner
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