Planning Officer Report

Case Officer: Mr Steve Stanley Photo Taken: Site Visit: Expected Decision Level: Officer Delegation

Officer's Report

Introduction

1. This application seeks permission to use an existing dwelling as tourist accommodation. The site is located within Onchan.

The Site

1. The application site is Ballakissack Beg, Ballakissack Farm, Little Mill Road, Onchan. The building is part of a complex of buildings located to the north east of the road. The site and the other buildings associated with the farm share the initial section of access with Hillberry Manor and Ballacain.

1. The building in question is set in the middle of a cluster of buildings. It has a rear garden area and uses the same access as the rest of the farm.

The Proposal

1. This application seeks approval for the additional use of the dwelling as tourist accommodation. The planning history of the site shows that the building was originally partially re-built and refurbished to form tourist accommodation. A further application was then submitted which applied for the change of use of the building to 'long term residential letting'.

Development Plan Policies

1. The application site is located within an area that is shown by the Onchan Local Plan Order 2000 as being Open Space, and as such is not designated for development.

1. Within the Isle of Man Strategic Plan, the following is considered to be relevant:

Business Policy 13:

"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."

PLANNING HISTORY

Application No.:	12/01281/C
Applicant:	Reginald Derek Kissack
Proposal:	Additional use of dwelling as tourist accommodation
Site Address:	Ballakissack Beg
	Ballakissack Farm
	Little Mill Road
	Onchan
	Isle Of Man
	IM4 5BE

1. The following previous planning application is considered relevant to the determination of this proposal:

01/02083/B - Partial re-building and refurbishment of farm cottage for tourist accommodation and erection of stables. Permitted.

05/00553/C - Change of use of cottage originally approved as tourist accommodation to long term residential letting. Permitted.

Representations

1. There have been no representations received in relation to this application.

Assessment

1. The building in question was originally approved as tourist accommodation. The main issues to assess considering applications which propose the change of use of a residential dwelling to tourist accommodation is whether such use would undermine the amenity of adjacent properties (BP13). In this case the building is set away from adjacent properties and is within a group of farm buildings. It is arguable that tourist use is a more appropriate use for this particular building. The application is considered to be unobjectionable.

Recommendation

1. Permit.

Party Status

1. The Local Authority is by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5)(d) granted Interested Party Status.

Recommendation

Recommended Decision: Permitted

Date of Recommendation: 22.10.2012

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

C 2. This approval relates to the use of the dwelling as shown by Location Plan and Plans/Elevations all received 18th September 2012 either as permanent residential or tourist accommodation.

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 : 24.10.12

Determining officer (delete as appropriate)

Signed : _________________________ Anthony Holmes Senior Planning Officer

Signed : _________________________ Michael Gallagher Director of Planning and Building Control

Signed : Sohwent Sarah Corlett Senior Planning Officer

Signed : _________________________ Jennifer Chance Development Control Manager