24 August 2015 · Committee
49 Piccadilly Court, Queens Promenade, Douglas, Isle Of Man, IM2 4ns
The application sought to add tourist accommodation use to a two-bedroom apartment within Piccadilly Court, a six-storey purpose-built block on the north-western side of Douglas Promenade. The apartment has front and rear aspects and includes two bedrooms, a bathroom, kitchen, and lounge. There is no dedicated parking space, but two shared hardstanding areas to the rear are tied to the building. No external alterations were proposed. The main planning issues were the impact on neighbouring residents' amenity, the effect on the wider Conservation Area, and the level of concern raised. Business Policy 13 was identified as the key policy test: tourist accommodation use of a residential property is generally acceptable provided it does not compromise neighbouring amenity.
The Planning Committee approved the application because the proposal met the requirements of Business Policy 13, which supports tourist accommodation use of residential properties where neighbouring amenity is not compromised. No external changes were proposed, so there was no adverse impact on the Conservation Area. A materially identical application for the same apartment had previously been approved in 2013, providing a relevant precedent.
General Policy 2
Development which is in accordance with the landuse zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development: (g) does not affect adversely the amenity of local residents or the character of the locality.
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
Environment Policy 35
Within Conservation Areas, the department will permit only development which would preserve or enhance the character or appearance of the Area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development.
Environment Policy 35: Within Conservation Areas, the Department will permit only development which would preserve or enhance the character or appearance of the Area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development. 7.30 Development adjacent to Conservation Areas 7.30.1 It is often the case that important views into and out of a Conservation Area can contribute significantly to its character. It is necessary to assess the impact any development adjacent to conservation areas may have on such views.
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 use would not compromise the amenities of neighbouring residents.
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.
