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Application No.: 23/01476/C Applicant: Mr & Mrs John Ball Proposal: Additional use of existing annex into tourist accommodation Site Address: 15 Mountain View Ballaugh Isle Of Man IM7 5EP Planning Officer: Toby Cowell Expected Decision Level: Planning Committee Recommended Decision: Permitted Date of Recommendation: _________________________________________________________________
C : Conditions for approval N : Notes attached to conditions
Reason: To comply with Article 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
Reason: To ensure proper control of the development and to avoid any future undesirable fragmentation of the curtilage.
Reason: To ensure that the development is only used and occupied as short let holiday accommodation as the creation of a separate unit of independent accommodation would require further assessment as to its acceptability.
This application has been recommended for approval for the following reason.
The proposed development is considered to be acceptable in principle in an area zoned for 'predominantly residential' purposes, without detriment to the character or visual amenity of the immediate locality or the amenities of surrounding residential properties. The proposals are also not considered to result in a material impact upon the safety and capacity of the local
highway network. The application is therefore considered to comply with Strategy Policy 1, Spatial Policy 4, General Policy 2, Environment Policy 42, Business Policy 13 and Transport Policies 4 and 7 of the Strategy Plan (2016).
Plans/Drawings/Information; This approval relates to the following drawings; 231798 01 and 231798 02, received 20.12.23. _______________________________________________________________
Additional Persons
None _____________________________________________________________________________
THIS APPLICATION IS BEFORE PLANNING COMMITTEE AT THE REQUEST OF HEAD OF DEVELOPMENT MANAGEMENT
1.0 THE SITE - 1.1 The application site relates to the detached bungalow of 15 Mountain View, Ballaugh and its associated curtilage. The property has previously been altered and extended by way of conversion of the previous rear outbuilding and erection of a link extension to the main dwelling to form an ancillary annex. The property includes an integral garage with parking for 2 vehicles, with additional parking available for a further 2 vehicles immediately in front on the driveway. The site benefits from private amenity space in the form of a patio to either side of the property, together with a front lawned area.
2.0 THE PROPOSAL - 2.1 Planning permission is sought for the additional use of the rear annexe for tourist purposes. The submitted plans note that a single car parking space for the front of the garage would be reserved for guests of the tourist accommodation, whilst a portion of the enclosed patio area to the rear of the garage would also be reserved for guests of the accommodation. The annexe is noted as being served by an external doorway onto the patio area to the immediate west of the dwelling, with the annexe already served by a kitchen, en-suite bedroom and lounge area. No external changes are required to facilitate the additional use of the annexe as proposed.
3.0 PLANNING HISTORY - 3.1 13/91101/B - Alteration and conversion of existing store and erection of link extension to form ancillary living accommodation - Permitted
4.1 The application site is located within the named settlement of Ballaugh as identified in the Strategic Plan (2016). The application site is within an area recognised as being within predominantly residential use under the IOM Development Plan Order 1982. The site is not within a Conservation Area. - 4.2 The following policies from the 2016 Strategic Plan are considered pertinent in the assessment of this application; Strategic Policy
4 Development in remaining villages General Policy
Environment Policy 42 Designed to respect the character and identity of the locality Business Policy 13 Use of private residential properties as tourist accommodation Transport Policy 4 Highway safety 7 Parking
Paragraph 9.5.8 states: "The use of existing private residential properties as tourist accommodation may be acceptable if it can be demonstrated that it will not compromise the amenities of any neighbouring residents."
5.1 Ballaugh Parish Commissioners - no comments received at the time of writing. - 5.2 Highways Services - considers the proposals would have no significant negative impact upon highway safety, network functionality and/or parking, as there is adequate parking offstreet for the proposals and the existing dwelling on the site. (29.12.23)
6.1 The site falls with an area zoned for 'predominantly residential' purposes where the principle of residential related development is acceptable. Business Policy 14 states that permission will generally be granted for the use of private residential properties as tourist accommodation providing it can be demonstrated that such use would not compromise the amenities of neighbouring residents. - 6.2 In this instance, the site comprises existing living accommodation within the main dwelling, which would retain its existing residential use as an ancillary annexe with the proposals seeking for the addition of tourist use. Whilst no information has been provided as to the nature and frequency of such use, the present level of accommodation is modest and does not involve any additional built development to facilitate the additional use. The main concern lies in the potential to cause disruptions to the immediate and adjoining neighbouring properties. In terms of differentiating a tourist and a permanent resident it is often difficult to define how each would behave. As a tourist, a person may be out a lot of the time, but may also have a greater number of late nights and be disruptive on return. On the other hand, permanent residents may be at home more, and could be more likely to invite friends or family over for dinner or parties that may be noisy. In general the majority of people tend to behave well and raise no concerns, although there will always be a percentage that may not behave. However as this is attached to the main dwelling and shares a garden and parking area these concerns are diminished. - 6.3. Given the small scale nature of the property, its proposed additional use for tourist purposes is not considered to result in a material impact upon the residential amenities of the adjoining properties. Likewise, no objections have been raised by Highways Services, with adequate parking provision noted within the site for both the residential and tourist uses. The additional use of the property for tourist purposes is further unlikely to result in a material impact upon the safety and capacity of the immediate road network.
7.1 The proposed development is considered to be acceptable in principle in an area zoned for 'predominantly residential' purposes, without detriment to the character or visual amenity of the immediate locality or the amenities of surrounding residential properties. The proposals are also not considered to result in a material impact upon the safety and capacity of the local highway network. The application is therefore considered to comply with Strategy Policy 1, Spatial Policy 4, General Policy 2, Environment Policy 42, Business Policy 13 and Transport Policies 4 and 7 of the Strategy Plan (2016). The application is therefore recommended for approval. - 8.0 INTERESTED PERSON STATUS
8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons:
I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to that body by the appropriate DEFA Delegation and that in making this decision the Committee has agreed the recommendation in relation to who should be afforded Interested Person Status.
Decision Made : Permitted Committee Meeting Date:…07.05.2024
Signed : T COWELL Presenting Officer
Further to the decision of the Committee an additional report/condition reason was required (included as supplemental paragraph to the officer report).
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