9 May 2024 · Committee
15, Mountain View, Ballaugh, Isle Of Man, IM7 5ep
The application sought permission to use the existing annex at this detached bungalow in Ballaugh as tourist accommodation alongside its existing ancillary residential use. The annex was previously created through conversion of a rear outbuilding and a link extension to the main dwelling. The site is within a predominantly residential zone and includes an integral garage with parking for at least two vehicles. The key planning issues were whether the tourist accommodation use was appropriate in a residential area, whether it would affect the character and visual amenity of the locality, the amenity of neighbouring properties, and whether it would create highway or parking problems. Officers concluded that the use was acceptable in principle under Business Policy 13, which covers the use of private residential properties as tourist accommodation, and that no material harm would arise on any of these grounds. The committee agreed with the officer recommendation and permitted the application.
The committee approved the application because the tourist accommodation use of the annex was considered acceptable in a predominantly residential area, with no harmful impact on the character or visual amenity of the locality, no adverse effect on neighbouring residential amenity, and no material impact on highway safety or parking capacity.
Efficient use of land and resources
The application is therefore considered to comply with
Development in remaining villages
The application is therefore considered to comply with
General Development Considerations
The application is therefore considered to comply with
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
Designed to respect the character and identity of the locality
The application is therefore considered to comply with
pment. 8.13.2 The extent of formal open space with in settlement boundaries in the South is identified on the Proposals Map (Map 3) and Inset Maps (Maps 4-7). The Isle of Man Strategic Plan (Environment Policy 42) seeks to protect these open spaces and indicates that: 8.13.3 "Inappropriate backland development, and the removal of open or green spaces which contribute to the visual amenity and sense of place of a partic ular area will not be permitted.''
Use of private residential properties as tourist accommodation
The application is therefore considered to comply with
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.
Highway safety
The application is therefore considered to comply with
Transport Policy 4: The new and existing highways which serve any n ew development must be designed so as to be capable of accommodating the vehicle and pedestrian journeys generated by that development in a safe and appropriate manner, and in accordance with the environmental objectives of this plan. 11.3.2 Notwithstanding policies within this plan which encourage travel by means other than private car it is anticipated that the number of vehicles using the Island's roads will continue to increase. This increase in demand is likely to lead to a greater need for road impro vements in order that travel can take place in a safe, effective, and environmentally acceptable manner. The Department of Transport will continue to assess the need for such improvements to public highways and undertake works where appropriate, with much of the improvement within existing roads carried out under the provisions of the Town and Country Planning (Permitted Development) Order2005. The need for improvements to the Island's highway network must be balanced against the environmental objectives of this plan.
Parking
The application is therefore considered to comply with
Transport Policy 7: The Department will require that in all new development, parking provision must be in accordance with the Department's current standards. The current standards are set out in Appendix 7. 11.5.4 New development can have a significant impact in terms of the traffic generated by it and the impact on the various modes of travel. The Department considers that proposals which are likely to be significant traffic generators should be accompanied by a Transport Assessment(1) which should look at all modes of transport including access by public transport, cycling and on foot.
