22 December 2014 · Delegated
2, High Street, Port St. Mary, Isle Of Man, IM9 5dr
This application sought permission to convert the lower ground floor of 2 High Street, Port St Mary into ancillary and tourist living accommodation linked to the existing dwelling. The property is a three-storey building when viewed from the High Street, with the lower ground floor visible from the side and rear. It sits on the eastern side of the highway, close to a public footpath leading to Shore Road Underway and Chapel Bay. The planning officer conducted numerous site visits and noted that while some areas of the unit experienced shadowing, it was not entirely without natural light. The key issues assessed included the unit's amenity levels, the effect of the change of use on the building and its surroundings, the impact of any external alterations on the street scene and the proposed Conservation Area, and highway and parking safety. The application was approved by delegated decision on 22 December 2014, subject to one condition.
The Department of Infrastructure approved the application on 22 December 2014, subject to one condition. The officer also recommended approval. Key planning considerations included whether the converted unit would provide adequate amenity, the effect of the change of use on the building and surrounding area, the impact of external alterations on the street scene and the proposed Conservation Area, and parking and highway safety.
General Policy 2
the planning application accords with the provisions set out in General Policy 2
General Policy 2: 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: (a) is in accordance with the design brief in the Area Plan where there is such a brief; (b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them; (c) does not affect adversely the character of the surrounding landscape or townscape; (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses; (e) does not affect adversely public views of the sea; (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks; (g) does not affect adversely the amenity of local residents or the character of the locality; (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space; (i) does not have an unacceptable effect on road safety or traffic flows on the local highways; (j) can be provided with all necessary services; (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan; (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding; (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and (n) is designed having due regard to best practice in reducing energy consumption. 6.3 Development outside of areas zoned for development
Environmental Policy 35
Business Policy 13
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 u se would not compromise the amenities of neighbouring residents.
Condition 1
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Installation of replacement windows and doors and enlargement of existing windows and creation of French doors and Juliet balcony to rear elevation of dwelling
materially relevant
Creation of a window to side elevation, alterations to existing windows and creation of a French door with Juliet balcony to rear elevation, and removal of rear lower mansard roof and replace with painted render
materially relevant
