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Application No.: 09/01193/C Applicant: Mr Francis \& Mrs Gillian Quinn Proposal: Additional use of converted garage to provide tourist accommodation Site Address: Corbrek Church Road Santon Isle Of Man IM4 1EZ ### Considerations Case Officer : Mr Steve Stanley Expected Decision Level: Senior Planning Officer ### Written Representations ### Consultations Consultee : Highways Division Notes: Do not oppose Consultee : Santon Commissioners Notes : Consultee : Disability Access Officer Notes: comment
The application site relates to the detached property, Corbrek, Church Road, Santon. The property is single storey and has a detached converted garage which has approval to be used as ancillary accommodation. To the rear of the property is a detached garage.
This application seeks approval for the additional use of the converted garage as tourist accommodation. The applicant sets out that the building has been used for Homestay during the TT Festival and it is proposed to now use the building for both ancillary use to the dwelling and as self catering accommodation.
Originally the plans submitted as part of the application also proposed the extension of the residential curtilage and the creation of an additional vehicular access. The applicant was advised that this should be revised as a) it had not been applied for and b) it would result in the converted garage being accessed separately from the dwelling which would increase the level of independence of the ancillary accommodation. Revised plans showing the retention of existing boundary treatment and no extension to the curtilage or additional vehicular access have been received.
The application site is located within an area identified as 'High Landscape or Coastal Value and Scenic Significance,' in the Isle of Man Development Plan 1982. The Isle of Man Strategic Plan 2007 contains policies which are considered specifically material to the assessment of this current planning application - Business Policy 11, Business Policy 13, Environment Policy 2 and Environment Policy 3.
Business Policy 11 states the following: "Tourism development must be in accordance with the sustainable development objectives of this plan; policies and designations which seek to protect the countryside from development will be applied to tourist development with as much weight as they are to other types of development. Within the rural areas there may be situations where existing rural buildings could be used for tourist use and Environment Policy 16 sets out the circumstances where this may be permitted."
Business Policy 13 states the following: "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."
Environment Policy 2 states the following: "The present system of landscape classification of Areas of High Landscape or Coastal Value and Scenic Significance (AHLV's) as shown on the 1982 Development Plan and subsequent Local and Area Plans will be used as a basis for development control until such time as it is superseded by a landscape classification which will introduce different categories of landscape and policies and guidance for the control therein. Within these areas the protection of the character of the landscape will be the most important consideration unless it can be shown that:
The following previous planning applications are considered relevant in the assessment and determination of this application:
98/00441/B sought approval for the extension to dwelling, erection of garage with store over and erection of stable. This was approved. 02/02238/B sought approval for the conversion of garage to additional living accommodation. This was approved.
The Department of Transport Highways Division does not object to this application. The Disability Access Officer has commented on this application. Santon Parish Commissioners have not commented on this application.
The application site is located within an area of 'High Landscape or Coastal Value and Scenic Significance' under the Isle of Man Development Plan 1982. Given the nature of the proposed development it is therefore appropriate to assess the proposal against the policies identified earlier within the report (i.e. Business Policy 11, Business Policy 13 and Environment Policy 2 and 3).
The revised plans now show that the building would not be served by a separate access. It is judged that to provide a separate access to the converted garage would be unacceptable due to the increased independence that the building would be afforded. The proximity of the building to the
existing dwelling is such that it is unlikely that the building could easily be severed from the main property.
Having assessed the proposed development against the planning policies it is concluded that the proposal is acceptable subject to conditions to prevent the building being used as a separate dwelling. The converted garage already exists and there are no proposed external alterations to the building. As such, the proposed development will not have a detrimental impact upon either the building or the locality. The building is situated a sufficient distance so to prevent the proposal form causing any undue impacts upon the amenity of any neighbouring properties.
The Department of Transport Highways Division has raised no objection to the proposal and as such it is judged that there would be no unacceptable impacts in terms of highway safety.
In conclusion, it is considered that the proposed development accords with the relevant policies within the development plan and is thus recommended for approval. The building already exists and therefore there will be no detrimental impact on the surrounding area or neighbouring properties.
RECOMMENDATION Permit.
PARTY STATUS It is considered that the following parties, who submitted comments, accord with the requirements of Planning Circular 1/06 and are therefore, afforded Interested Party Status:
The Department of Transport Highways Division Santon Parish Commissioners Accordingly the following parties are not granted Interested Party Status: The Disability Access Officer
Recommended Decision: Permitted
Date of Recommendation: 25.11.2009
C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
C 2.
This approval relates to the additional use of converted garage to provide tourist accommodation, Corbrek, Church Road, Santon as shown by A4 and A5 received 20th July 2009 and A1 Rev A and A2 Rev A received 12th October 2009 and A6 received 1st December 2009.
C 3. The building must only be used as either a) tourist accommodation for individual lets for no longer than 4 weeks; or b) accommodation ancillary to that of the existing dwelling. For the avoidance of doubt, no approval should hereby be conferred by this approval for the use of the new accommodation as a separate dwelling.
C 4. Access to the tourist accommodation/ancillary accommodation may be taken only from the existing access which serves Corbrek.
C 5. For the avoidance of doubt, the converted garage does not form a dwelling house and consequently no permitted development rights, under Part 2 of the Town and Country Planning (Permitted Development) Order 2005, are attached to it.
C 6. Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2005, no gates, walls, fences or other means of enclosure shall be erected without the prior approval of the Planning Authority.
I confirm that this decision accords with Government Circular No 09/09 Delegation of functions, 10/09 Delegation of Functions (Development Procedure), GC No 11/09 (Advertisements) and GC No 12/09 (Registered Buildings) all to the Senior Planning Officer
Decision Made : Permitted Date : 9 December 2009
Signed : ______________________________
Senior Planning Officer
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