Officer Report

Application No.: 18/00884/C Applicant: Mr Robert Currey Proposal: Additional use of ancillary accommodation as tourist accommodation Site Address: Mill House Old Castletown Road Santon Isle Of Man IM4 1EX Principal Planner: Miss S E Corlett Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 10.10.2018 _________________________________________________________________

Conditions and Notes for Approval

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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.

• C 2. The existing parking and manoeuvring areas must be retained and available for parking in association with the use of the site as hereby approved/

Reason: to ensure that there is satisfactory parking and manoeuvring space for the various uses on the site.

Plans/Drawings/Information;

This decision relates to drawings C/8821/2(C) and the location plan, both received on 20th August, 2018. _______________________________________________________________

Interested Person Status – Additional Persons

None _____________________________________________________________________________

Officer’s Report THE SITE

1.1 The site is the residential curtilage of an existing house - Mill House which sits in a large site to the west of the Old Castletown Road (A25) close to its junction with the A5 Castletown Road at the Blackboards. The site accommodates the main house and an outbuilding which is a part two storey, part single storey stone building approximately 30m to the south of the main house. This building has permission for use as ancillary living accommodation associated with Mill House (17/01086/B). THE PROPOSAL - 2.1 Proposed is the additional use of the building as tourist accommodation as well as ancillary accommodation. The applicant has explained that the intended occupant of the accommodation may not be using it and they would like an alternative use for it in the event that this occupation does not come to pass. PLANNING POLICY - 3.1 The site is within an area not designated for a particular purpose on the Area Plan for the South (2013).

3.2 The Strategic Plan makes the following comments which are relevant to the determination of the application: - 4.4.4 The development of tourism should be fostered by making appropriate use of the Island's natural attractions, our built heritage and our vintage transport systems. Accordingly:

Strategic Policy 8: "Tourist development proposals will generally be permitted where they make use of existing built fabric of interest and quality, where they do not affect adversely environmental, agricultural, or highway interests and where they enable enjoyment of our natural and manmade attractions."

Business Policy 11: "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."

"9.5.8 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."

• 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 14: "Tourism development may be permitted in rural areas provided that it complies with the policies in the Plan. Farmhouse accommodation or quality self-catering units in barn conversions and making use of rural activities will be encouraged but must comply with General Policy 3 and Business Policies 11 and 12. Other forms of quality accommodation in rural areas will be considered, including the provision of hostels and similar accommodation suitable for walkers but must comply with General Policy 3 and Business Policies 11 and 12."

3.3 No new building is proposed and the tourist use would be in addition to the residential use. As such, of the above, Business Policy 13 is the most relevant. PLANNING HISTORY - 4.1 The most relevant application is referred to in paragraph 1.1 above. REPRESENTATIONS

5.1 ht and Santon Parish Commissioners have no objection, Highway Services requiring a condition which requests the retention of the parking spaces and manoeuvring spaces (14.09.18 and 25.09.18 respectively). ASSESSMENT - 6.1 The key issue is whether there would be any adverse impact from the proposed additional use. It is relevant that the Strategic Plan has policies which support the reuse of existing buildings of interest in the countryside, of which this is one, and that permission has already been granted for the conversion of the building to a form of residential use. The comings and goings associated with the proposed use as opposed to the approved use are not likely to be significantly different and it is considered that the site and building would offer an attractive place for visitors to the Island to stay, enhancing their experience of the Island. The application indicates that DFE have been consulted and indeed there is no adverse comment from them in this case. CONCLUSION - 7.1 The proposal is considered to accord with the Development Plan policies and is supported. INTERESTED PERSON STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 Article 6(4), the following persons are automatically interested persons:

• (a) The applicant, or if there is one, the applicant's agent;
• (b) The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested;
• (c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material
• (d) Highway Services Division of Department of Infrastructure and
• (e) The local authority in whose district the land the subject of the application is situated. 8.2 The decision maker must determine:

• o whether any other comments from Government Departments (other than the Department
• of Infrastructure Highway Services Division) are material; and o whether there are other persons to those listed in Article 6(4) who should be given Interested Person Status.

I can confirm that this decision has been made by the Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted Date : 10.10.2018 Determining officer

Signed : S BUTLER Stephen Butler Head of Development Management

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