Planning Officer Report Recommendation

Planning Report And Recommendations {{table:452695}} ### Considerations {{table:452693}} ### Written Representations ### Consultations {{table:452694}}

Officer's Report

The Application Site And Planning Application

The application site comprises the curtilage of a detached dwelling that is located on Pinfold Hill in Lonan. The planning application seeks approval for the additional use of existing ancillary accommodation over an existing garage for tourist use. The planning application is being considered by the Planning Committee due to an objection from Lonan Parish Commissioners.

Planning History

The application site has been the subject of a number of previous planning applications, four of which are considered specifically material to the assessment of this current planning application:

Planning application 07/01484/B sought approval for the demolition of an outbuilding and the erection of a replacement building to provide tourist accommodation. This previous planning application was approved on the 28th November 2007. This planning approval has been implemented.

Planning application 07/01486/B sought approval for the demolition of outbuilding and erection of replacement building to provide tourist accommodation. This previous planning application was approved on the 29th November 2007.

Planning application 08/01958/B sought approval for the demolition of outbuilding and erection of replacement dwelling to provide tourist accommodation (comprising amendments to PA 07/01484/B). This previous planning application was approved on the 29th December 2008. This planning approval has been implemented.

Planning application 09/00903/B sought approval for the erection of a two storey extension to provide holiday accommodation and a water wheel. This previous planning application was approved on the 4th September 2009.

Representations

Lonan Parish Commissioners recommend that the planning application be refused. They consider the proposal to represent an overdevelopment of the site and believe that there are traffic issues.

The Department of Infrastructure Highways Division do not oppose the planning application on the grounds that it has no traffic management, parking or road safety implication, as no additional traffic will be generated with this proposal (like for like).

The Department of Economic Development Tourism Division support the planning application. The applicant has supported a clarification letter with two letters of support from previous guests who have stayed at the tourist accommodation contained within the application site.

Planning Policy

In terms of land use designation the application site is located within a wider area of land that is designated as predominantly residential use under the Laxey and Lonan Area Plan Order 2005. The local plan contains one policy that is considered specifically material to the assessment of this current planning application. Policy L/RES/PR/1 states: "Residential development will generally only be approved within the study area in those areas designated as proposed and existing residential. In particular, in the case of Agneash no further dwellings will be approved although, as will be the case in areas zoned as residential, alterations and extensions to existing property may be accepted if such proposals are sympathetic to the character and appearance of both the building to be altered and the surrounding area in general."

In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains one policy that is considered specifically material to the assessment of this current planning application. General Policy 2 states: "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."

Assessment

The planning application seeks planning approval for the additional use of existing ancillary accommodation over an existing garage for tourist use.

As the proposal does not involve any external alterations to the building it is considered that any potential impact on public amenity and private amenity is limited. The site is well screened by its position relative to the

surrounding area, and as such the use of the accommodation as tourist accommodation is unlikely to cause any significant problem. As can be seen the application site already contains tourist accommodation and in terms of parking provision the level of car parking reasonably expected to be generated is no different to the existing level. On the basis of this, and taking account of the representation from the Department of Infrastructure Highways Division, the objection from Lonan Parish Commissioners is not accepted.

It is recommended that the planning application be approved.

Party Status

It is considered that the following parties that made representations to the planning application should be afforded interested party status:

Lonan Parish Commissioners.

It is considered that the following parties that made representations to the planning application should not be afforded interested party status:

The Department of Infrastructure Highways Division; and The Department of Economic Development Tourism Division.

Recommendation

Recommended Decision: Permitted

Date of Recommendation: 13.09.2010

Conditions and Notes for Approval / Reasons and Notes for Refusal

C: Conditions for approval N: Notes attached to conditions R: Reasons for refusal O: 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 allows the use of the accommodation above the garage, as shown in drawing no. 900.11 date stamped the 29th June 2010, as either ancillary accommodation or tourist accommodation.

I confirm that this decision has been made by the Planning Authority in accordance with the authority afforded to it under the Town and Country (Development Procedure) 2005.

Decision Made: __________________________ Authority Meeting Date: __________________________ Signed: __________________________ Presenting Officer Further to the decision of the Authority an additional report/condition reason is required. Signing Officer to delete as appropriate.

XE@/NO