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Application No.: 10/00808/B Applicant: Mr Kieran \& Mrs Liz Conlon Proposal: Erection of an extension to provide a waiting room, wc and treatment room for an aromatherapy business Site Address: Oakleigh Darragh Port Erin Isle Of Man IM9 6JB ### Considerations Case Officer : Miss S E Corlett Photo Taken: 17.06.2010 Site Visit: 17.06.2010 Expected Decision Level: Senior Planning Officer ### Written Representations ### Consultations Consultee : Highways Division Notes: Do not oppose Consultee : Port Erin Commissioners Notes: Defer 09/07/10 - approved.
The site represents the curtilage of an existing dwelling, a semi-detached property which lies on the north eastern side of the Darragh, a cul de sac of ten properties, some semi-detached, some detached all a similar distance from the road which is rough-formed with parking facilities on the opposite side, some with signage indicating to which property the parking spaces are associated. In this particular case, there are four spaces indicated as being with the application property, one of which is earmarked for a particular user.
The property is set higher than the road and has two floors of accommodation and some space within the attic, used as a bedroom. Presently the dwelling sits some 1.5 m from the side boundary wall.
The site lies within an area designated on the Port Erin Local Plan of 1990 and the draft Southern Area Plan which was published on 23rd October, 2009 as Residential.
No planning applications have been submitted in respect of this site.
THE PROPOSAL Proposed is an extension to the property - single storey - on the side of the property, bringing the dwelling up to the boundary with the eaves appearing to overhang the adjacent property. The new extension will cut into an existing side window which is to be replaced with a smaller one to suit. The new accommodation will be used as a waiting room and treatment room for the applicant's aromatherapy business. A new oil storage tank is to be built into a new area of decking in front of the new extension.
The applicant's business currently operates from Castle Street in Castletown.
Port Erin Commissioners and Highways and Traffic Division indicate that they do not oppose the application
The applicant's agent has provided additional information in respect of the reason for the relocation of the applicant's business from Castletown to the site, the hours of operation and the intensity of the use.
The applicant does not have sufficient frequency of customers to warrant the cost of commercial premises and as the Castletown unit is some distance from her home, in periods where there are no customers the applicant has some distance to travel to and from home in between clients. She also experiences problems where clients struggle to find parking spaces in Castletown (although the new pay and display car park is almost always completely empty) and some of her clients find it difficult to access the property which is only small. She has advised that her business is cyclical and at some times of the year does not financially support itself with the expense of a commercial rent.
The operation will involve clients visiting the property between the hours of 9am to 5pm Monday to Friday and clients are treated on an appointment basis only. She has no staff and most supplies arrive by post. She may have up to 5 clients per day if fully booked but more typically 3 or 4 . The architect explains that the extension has been designed to complement the appearance of the existing property and such that all the new accommodation could be used as part of the main house if the intended need for the new space ever ceases to be in the future.
The Department receives applications for this sort of use of residential property and of some of these, 2 have been refused for use for hairdressing (90/00764, Woodbourne Road, Douglas and 02/01131, Howe Road, Onchan), 1 for alternative therapy (99/01081, Queen's Valley, Ramsey), 1 for osteopathy (05/00935, Glen Vine), a cattery in Laxey (05/92114), asethetic medical treatment in Ballaquark, Douglas (07/1859) and music lessons in Hilltop Rise, Douglas. The reasons for refusal relate to inconvenience and disturbance to other residents, increased traffic and lack of car parking to accommodate the increased usage. By comparison, we have approved 2 for hairdressing (87/04272 Brisbane Street and 00/01866 and 02/02236 - including injury clinic, Kermode Close, Crosby), 4 physiotherapy clinics (04/1970 and 04/1029, Victoria Terrace, Douglas, 98/00186, Derby Square, 97/02277, Hutchinson Square, and 86/00253, Beach Road, Port St. Mary), 12 alternative therapy facilities (99/1140, Mona Street, Peel (for this applicant), 05/00636, Castletown Road, Port St. Mary, 01/01086, Port-e-Chee Ave, Douglas, 99/1747, North Shore Road, 95/00637, Brookfield Ave, Ramsey, 99/00620, Kensington Road, Douglas 97/00007, Fort William, Douglas, 96/1052, Derby Square, Douglas, 96/00620, Windsor Terrace, Douglas 96/00424, Hawthorn Villas, Mount Murray, 95/01557, Derby Square, Douglas and 04/01862, Eskdale Road, Onchan), foot treatment at Grammah Avenue (PA 05/1501), beauty treatment in Sartfell Road, Douglas (06/2232), personal training in Ard Reayrt, Laxey (07/0039), osteopathic treatment in Glen Vine (05/1832), office in Glen Vine (08/1022) and a mail order lingerie business in Majestic Drive, Onchan (09/1775).
In this case there are no local objections or objections from the highway authority and there is support from the local authority. There are three or four parking spaces associated with the property which is situated on a quiet cul de sac and where operating hours are to be usual office hours when
some of the neighbours may well be at work and their vehicles off the street. The level of operation proposed is limited and should not result in any adverse impact on those in neighbouring property and bearing in mind the signage associated with the existing parking spaces, it is likely that enforcement of visitors parking in the correct spaces associated with the application property will be self-policing.
Conditions should be attached to any approval to tie the use to the applicant whilst they are resident in the property.
The local authority is, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d), considered an "interested person" and as such should be afforded party status.
The Department of Transport Highways and Traffic Division is now part of the Department of Infrastructure of which the planning authority is part. As such, the Highways and Traffic Division cannot be afforded party status in this instance.
Recommended Decision: Permitted Date of Recommendation: 20.07.2010 Conditions and Notes for Approval / Reasons and Notes for Refusal
C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
C 2. This permission relates to the extension of the property and the use of the new accommodation for the purposes of the operation of an aromatherapy business.
C 3. The aromatherapy business may only be operated by the applicant, Mrs. Liz Conlon whilst she is ordinarily resident at the property.
C 4. The aromatherapy business may only be operated between the hours of 0900hrs and 1700hrs on Monday through to Friday inclusive.
I confirm that this decision accords with the appropriate Government Circular delegating functions to the Senior Planning Officer. Decision Made: Permitted Date: 27 July 2010 Signed: __________________________ Senior Planning Officer
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