Additional use of dwelling as tourist accommodation
Site Address:
Sea Field Cottage Cranstal Bride Isle Of Man IM7 4BS
Officer's Report
The Site
The application site represents the curtilage of an existing detached bungalow in the countryside, Seafield Cottage, Cranstal, Bride. The site is located on the eastern side of the A16 Cranstal Road between Bride Village and the Point of Ayre. In addition to the dwelling, the site includes a driveway, a detached garage and garden areas.
The site is set back from the highway behind two neighbouring dwellings which front onto the road, namely Gorsebanks and The Brambles. The cottage is accessed by way of a driveway from the road.
The dwelling and the neighbouring property known as Gorsebanks both have a similar overall form. They are relatively long, single storey properties with shallow pitched roofs. There are no distinguishing features such as the overall form or details which identify them as once being traditional Manx vernacular cottages. It is my opinion that these dwellings were originally constructed as Second World War buildings. This is due to the proximity of the dwellings to other structures from that time and the overall form of the properties.
The Proposal
Proposed is the additional use of the dwelling as tourist accommodation. No internal or external alterations are proposed.
Planning History
Although the site does have a planning history, it is considered that none of these previous planning applications are considered relevant in the assessment and determination of this current application. However, the following previous planning application for the two neighbouring properties is considered to be relevant:
98/01733/C – Permitted 17.02.99<br/>Change of use of two dwellings to tourist accommodation. The Brambles and Greenbanks [sic], Cranstal Road, Bride.
C1. The buildings may only be used as residential units.
C2. 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.
Case Officer :
Mrs Jade Craig
Photo Taken :
21.09.2011
Site Visit :
21.09.2011
Expected Decision Level :
Officer Delegation
Development Plan Policies
The application site is located within an area of white land that is not designated for development on the Isle of Man Development Plan Order 1982. The site is within a wider Area of High Landscape or Coastal Value and Scenic Significance and it is not within a Conservation Area.
The relevant planning policies from the Isle of Man Strategic Plan 2007 are Strategic Policy 8 and Business Policy 13.
Strategic Policy 8 states;
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 man-made attractions.
Business Policy 13 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.
Consultations
The Department of Infrastructure Highways Division do not object to this application, as there are no traffic management, parking or road safety implications.
Representations
No written responses have been received from the general public.
Assessment
With regard to Strategic Policy 8, the proposal would make use of existing built fabric with no physical alterations to the site. The additional use of the property as tourism would be similar to its current residential use, so it is considered that there would be no adverse affects on the environment, agriculture or highways. Also, due to the location of the site within the countryside near to the Point of Ayre, it is considered that the proposal would allow enjoyment of the Island’s natural attractions. The occupants of the property would have to travel in order to visit towns and villages, but this is not considered to be an adverse aspect of the proposal. For these reasons, this proposal is judged to comply with Strategic Policy 8.
With regard to Business Policy 13, there are two dwellings adjacent to the property and the amenities of these neighbouring residents should be taken into consideration. From looking into the planning history of the neighbouring properties, they were both approved for use as tourist accommodation in 1998. I understand from a letter on the planning file of application number 98/01733/C that the property known as The Brambles has been used as residential since 2008. When I visited the site, I was not aware of this planning history and did not notice if the remaining dwelling, Gorsebanks was being used as tourist or residential accommodation. However, a condition on the original approval notice states that “The buildings may only be used as residential units”, which means that residential use would be acceptable.
It is judged that as the existing use is a single residential unit and the proposed use is a single tourist unit, this should not intensify the use of the site or compromise the amenity of the neighbouring residents. The dwelling would remain as a two bedroom property so its use as tourist accommodation would not increase the maximum number of inhabitants at any one time, although there is likely to be a higher turnover. Overall, it is considered that the impact on the neighbouring properties would be acceptable.
Recommendation
For the above reasons, this proposal is considered to be acceptable and is recommended for approval.
Party Status
It is considered that the following parties should be afforded interested party status:
Bride Parish Commissioners are, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d), considered an "interested person" and as such should be afforded party status.
It is considered that the following parties, who submitted comments, should not be afforded interested party status:
The Department of Transport Highways Division is now part of the Department of Infrastructure of which the planning authority is part. As such, the Highways and Traffic Division cannot be afforded party status in this instance.
Recommendation
Recommended Decision: Permitted
Date of Recommendation: 04.10.2011
Conditions and Notes for Approval / Reasons and Notes for Refusal
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
: Notes attached to refusals
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 dwelling as tourist accommodation; as shown in drawing numbers 268/1/1 and 268/1/2, in addition to the Ground Floor Plan and Site Layout, all date stamped 5 September 2011.
I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager.
Decision Made : Permitted Date : 10 October 2011
Signed : Michael Gallagher Director of Planning and Building Control
OR
Signed : Jennifer Chance Development Control Manager
Copyright in submitted documents remains with their authors. Request removal
