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The application seeks approval for the change of use of a dwelling that when renovated was approved as tourist accommodation to allow long term residential letting. The dwelling is located within a group of outbuildings within a farm holding in Onchan. At present the dwelling, which was approved at review under 01/02083/B, is subject to a condition stating that 'The tourist accommodation may only be occupied by bona fide tourists with no individual tenancy exceeding two consecutive weeks in duration.'
Following an accident and illness the applicant now wishes to be able to let the property out for long term residential lets. Following a site meeting, see separate file meeting note, I am aware of the applicant's circumstances and that the dwelling has not been fully completed yet.
Onchan District Commissioners have recommended that the planning application be approved subject to a condition linking the dwelling to the main dwelling and preventing it sale as separate unit. The Department of Transport Highways Division consider there to be no adverse traffic impacts. The neighbouring property, Ballacain, has objected to the planning application on the grounds that the proposal is contrary to the Onchan Local Plan, that the use is incompatible with the existing surrounding uses, that they are concerned about drainage arrangements, that the dwelling has not had the opportunity to operate as tourist accommodation and that changing the condition would potentially prohibit its use as tourist accommodation. I cannot see how the proposal is contrary to the Onchan Local Plan, I suggest that the occupation could work with the overall surrounding site use, I understand that the previous drainage issues appear to have been resolved and I accept that the dwelling hasn't yet been used for tourists as it is not yet completed.
I would suggest that the main issues is whether long term lets would be suitable within this location and the control of future sub-division, which would be basically tantamount to the creation of new dwelling in the countryside. Having discussed the matter with the applicant I am satisfied that they would not be able to effectively run tourist accommodation without taking on hired help, which would probably make the venture no longer viable. At the same time longer lets would allow someone to live on site that could help the applicant. To a certain degree anyone living in the dwelling would be fully aware of activities occurring within the farm holding and I do not believe that the arrangements are so bad as to warrant a refusal. I basically agree with the recommendation of the Onchan District Commissioners and cannot see how the change in the use of the dwelling would adversely affect the neighbouring property. Essentially, provided the dwelling remains part of the farm holding I cannot see reason why its use for long term residential lets would not be acceptable. Accordingly, I recommend that the planning application be approved.
Recommended Decision: Permitted
Date of Recommendation: 15.08.2005
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
C 1. The use must be taken up within four years of the date of this notice in order for this approval to remain valid after that time.
C 2. This approval relates to the location plan, site plan and floor plans date stamped the 23rd March 2005.
C 3.
This approval allows the use of the dwelling for long term residential letting in association with Ballakissack Farm. The dwelling must remain associated with Ballakissack Farm.
N 1.
The applicant is recommended to discuss the provision of appropriate fire precaution measure with the Fire Safety Officer.
Decision Made : ... Committee Meeting Date : ...
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