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Application No.: 20/01283/C Applicant: Miss Suellen Daniel Proposal: Additional use of two rooms for guest / tourist use Site Address: Glenduff House Glen Duff Ramsey Isle Of Man IM7 2AT Planning Officer: Mrs Vanessa Porter Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 06.01.2021 _________________________________________________________________
C : Conditions for approval N : Notes attached to conditions C 1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
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.
This application has been recommended for approval for the following reason. The proposal complies with General Policy 2 and Business Policy 13 and is therefore recommended for approval.
Plans/Drawings/Information; This decision relates to the following plans and drawings, date stamped received on 2nd November 2020: o Drawing No. 02 _______________________________________________________________
None _____________________________________________________________________________
Officer’s Report THE APPLICATION SITE
1.1 The application site is the residential curtilage of Glenduff House which is situated down a long driveway to the south of the Sulby River and to the north of Glen Duff, around half way between Sulby and Ramsey.
4.2 When looking at strategic plan policy the Isle of Man Strategic Plan 2016 contains two policies that are considered of specific relevance to the assessment of this application, General Policy 2, and Business Policy 13. - 4.3 General Policy 2 of the Isle of Man Strategic Plan 2016 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: (b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them; g) does not affect adversely the amenity of local residents or the character of the locality; - 4.4 Business Policy 13 of the Isle of Man Strategic Plan 2016 states. "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."
REPRESENTATIONS
5.1 Highway Services have considered the application and note the following, "After reviewing this Application, Highway Services find it to have no significant negative impact upon highway safety, network efficiency and /or parking. " (27.11.20).
5.2 Lezayre Parish Commissioners have considered the application and unanimously approve. (4.12.20) ASSESSMENT - 6.1 The fundamental issues to consider in the assessment of this planning application, is the impact of the proposal on the neighbours and local amenities and whether there would be an impact to the streetscene as a whole or neighbouring amenity due to the proposed alterations.
6.2 In applications like this where the property in question will be split between tourists and residential, concern lies in the potential to cause disruptions to the immediate and adjoining neighbouring properties. It is difficult to assess how an individual person would behave whether they be a tourist or permanent resident. As a tourist, a person may be out a lot of the time, but may also have greater late nights and be disruptive on return. On the other hand, permanent residents may be at home more of the time, but be more likely to invite friends or family over for dinner or parties that may be noisy.
6.3 The proposed guest/ tourist rooms are at separate sides of the property with one being situated off the lounge and another situated off the kitchen/breakfast area as such it would be in the owners/occupiers of the properties best interest to make sure that any guests/tourist behave within the site. In general terms, however, the majority of people tend to behave well and raise no concerns. Although there will always be a percentage that might not, whether they are a permanent resident or otherwise.
6.4 Business Policy 13 indicates that 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. This application will enable the owners to rent the self contained unit for tourist accommodation. It is considered the use of the existing residential dwelling as tourist accommodation would have a similar impact, whether it is used for tourist or permanent residential use and therefore would not have a significant impact upon the residential amenities of the neighbouring properties. - 6.5 With regards to parking the application form states that there is enough parking for around 7 cars within the overall site which would be enough space for the site overall as per Appendix 7 of the Isle of Man Strategic Plan 2016.
7.1 For the reasoning that the proposal complies with General Policy 2 and Business Policy 13, the application is recommended for approval. INTERESTED PERSON STATUS - 8.1 By virtue of the Town and Cuntry Planning (Development Procedure) Order 2019, the following persons are automatically interested persons:
I can confirm that this decision has been made by a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status.
Decision Made : Permitted Date: 07.01.2021 Determining officer
Signed : C BALMER Chris Balmer Principal Planner
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