Officer Report

Application No.: 15/01245/B Applicant: The Joey Dunlop Foundation Proposal: Erection of a two storey extension to provide an additional two apartments and construction of a wheelchair access ramp and gate to Braddan Road Site Address: Braddan Bridge House Peel Road Braddan Douglas Isle of Man IM4 4TN Case Officer : Miss Melissa McKnight Site Visit: 02.12.2015 Expected Decision Level: Planning Committee

Officer’s Report

THIS APPLICATION IS REFERRED TO THE PLANNING COMMITTEE AS A MEMBER OF THE PLANNING DIVISION IS RELATED TO A TRUSTEE OF THE APPLICANT COMPANY

1.0 THE APPLICATION SITE - 1.1 The application site is the curtilage of Braddan Bridge House, a two storey detached building located on the northern side of Braddan Bridge, Braddan. To the east of the site is Braddan Road. - 1.2 The Joey Dunlop Foundation own and occupy the building. The Joey Dunlop Foundation provides visitor accommodation for visitors with all disabilities and for all ages. Braddan Bridge House was formerly a dwelling and it was converted into three self-contained holiday apartments, with the formal opening ceremony taking place in June 2010.

2.0 THE PROPOSAL - 2.1 The current planning application seeks approval for the erection of a two storey extension, conversion of the existing garage, installation of replacement flat roof for pitch roof, creation of a balcony and erection of an access ramp to Braddan Road. - 2.2 The two storey extension would be erected to the eastern elevation and would incorporate the existing garage to provide a one bedroom apartment and a two bedroom apartment. The extension would run flush with the ridge line of the main building and would comprise a projecting gable to match the existing. The extension would be finished in materials to match the main dwelling. - 2.3 The access ramp would lead from the first floor balcony to Braddan Road and would provide access to the proposed first floor apartment. The gate opening would be positioned 2.5 metres from the rear elevation of the existing garage building; approximately 15 metres from the junction with Peel Road. The gate opening would be 1 metre wide. - 2.4 The final element of the proposal is to extend the existing balcony to the new access ramp. The extended balcony and access ramp would be finished in materials to match the existing.

- 3.0 PLANNING HISTORY

3.1 The application site has been the subject of a number of previous planning applications, two of which are considered materially relevant to the assessment of this current planning application given the level and nature of development proposed, both of which were granted planning permission:

PA 14/00522/B: Extension to existing fire escape platform, removal of steps and creation of pedestrian access onto Braddan Road.

PA 09/00802/B: Conversion of dwelling to provide three self-contained apartments for temporary holiday accommodation.

4.0 PLANNING POLICY - 4.1 The application site lies within an area zoned as Woodland under the Braddan Local Plan

1. Consequently it is not zoned for development and strictly speaking General Policy 3 is the most appropriate policy. In addition Environment Policy 3 seeks to protect woodland areas, however no trees would be affected as part of this proposal.

4.2 The building is an established tourist unit and consequently the general planning criteria set out in General Policy 2 is considered to be more appropriate:

General Policy 2 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:

• (a) is in accordance with the design brief in the Area Plan where there is such a brief;
• (b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them;
• (c) does not affect adversely the character of the surrounding landscape or townscape;
• (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses;
• (e) does not affect adversely public views of the sea;
• (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks;
• (g) does not affect adversely the amenity of local residents or the character of the locality;
• (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space;
• (i) does not have an unacceptable effect on road safety or traffic flows on the local highways;
• (j) can be provided with all necessary services;
• (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan;
• (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding;
• (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and
• (n) is designed having due regard to best practice in reducing energy consumption."

Business Policy 11states that tourism development must be in accordance with the sustainable development objectives of the plan; policies and designations which seek to protect the countryside from development with as much weight as they are to other types of development,

Transport Policy 7 states: "The Department will require that in all new development, parking provision must be in accordance with the Department's current standards."

Appendix 7 sets out the parking standards for different types of development. For apartments: "1 space for 1 bedroom; 2 spaces for 2 or more bedrooms."

5.0 REPRESENTATIONS - 5.1 Braddan Parish Commissioners have no objection to the current planning application (24/11/2015). - 5.2 The Department of Infrastructure Highway Services do not oppose the current planning application subject to adequate off street parking being provided to cater for existing and additional increase of use, and if approved, the site will need to provide a minimum of 5 parking spaces which can accommodate larger, specially adapted mobility vehicles (18/11/2015). - 5.3 The Department of Economic Development Tourism Division fully support the planning application and state:

"Joey Dunlop House currently offers three apartments which offer unique facilities to visitors to the Island. The level of accessibility is exceptional and in recognition of this the apartments have achieved 'M3ie' under the National Accessible Scheme. This rating indicates that the apartments are suitable for use by an independent wheelchair user, and meet additional requirements results in an 'exceptional' rating. Joey Dunlop House is currently the only premises on the Island with this rating.

The team at Joey Dunlop House have reported increased occupancy levels this year with the summer months being virtually 100% occupied. This demonstrates a clear demand for this type of accommodation which is not available elsewhere on the Island. The new apartments at Joey Dunlop will provide much needed additional accommodation which is fully accessible and can meet the demands of this growing market." (01/12/2015).

6.0 ASSESSMENT - 6.1 Submitted with the planning application is a supporting statement outlining the reasons and need for the proposed development. The supporting statement states that there is a strong demand for level accessible holiday accommodation in the Isle of Man that caters for people with special needs. The statement further explains that this type of specialist facilities are lacking in the Isle of Man and very few people realise that this is an expanding market which many local businesses having failed to identify as a niche market. It should also be noted that the Tourism Division state that this type of accommodation is not available elsewhere on the Island. - 6.2 The supporting statement also outlines that the Joey Dunlop Foundation has had another busy summer season that saw the foundation near enough fully booked from May to the first week in October. The foundation saw the last six months occupancy level up 14% to 80%, with June, July and August approaching 100%. - 6.3 In addition to the influx of visitors, it is understood that the apartments are available during the low season for local residents who are in between hospital and home. Furthermore, the foundation provides for those who have special washing requirements by allowing use of the shower facilities. - 6.4 In looking to the future, the applicant identifies that there remains an increased demand for the facilities at the Joey Dunlop Foundation which have received a DAS rating of excellent. The existing facilities were designed and equipped to the highest standards and the foundation receives regular comments that the apartments are the best in the British Isles. - 6.5 The proposed extension would provide an additional three bedrooms in the form of two further apartments. The proposal would also provide a pedestrian access link to Braddan Road beyond the road closed barrier when races are taking place and in doing so offering an accessible viewing place. - 6.6 It would appear from the submitted statement that the Joey Dunlop Foundation is a thriving and popular residence to stay for persons with disabilities. Furthermore, given the location of the

• building, it is in a prime location for motor racing enthusiasts in being able to comfortably view the races from an excellent vantage point.
• 6.7 In principle, what is proposed under this scheme would allow the Joey Dunlop Foundation to grow and offer further speciality accommodation where the Island falls short on. This has also been echoed by the Tourism Division.
• 6.8 Turning to the visual impact of the development, the site sits within a prominent position within the street scene and therefore any alteration and extension to the existing building should be sympathetic and respect the existing character, form and appearance of Braddan Bridge House.
• 6.9 As previously mentioned, the extension would be finished in materials and features to match the main building and would also present a mirror image of the existing projecting gable albeit for the semi-hipped roof. Whilst the extension would result in the building becoming more visual by virtue of increased built development, the extension is considered to respect the existing building and site with regards to siting, layout, scale, form and design and as such is deemed acceptable.
• 6.10 The access ramp and extended balcony will also be relatively visible within the street scene. The walkway would become less visible as a result of the topography of the land and the existing boundary treatment along the eastern side of the site. Whilst visible, this element of the proposal is not considered to significantly detract from the appearance of the house or street scene. The proposal is a continuation of the existing balcony and follows a similar form to what was proposed under PA 14/00522/B.
• 6.11 Following a site visit it was evident that the site can accommodate more than five vehicles. In an email dated 25th November from the applicant, in 2010 the Joey Dunlop Foundation decided not to have designated car spaces and guests normally leave their cars by the wall adjacent to the main road. The applicant further explained that specialist vehicles very rarely visit the site and never more than one at a time. This summer, 2015, there were only had two minibuses and it is normally one car per group, occasionally two. It is evident from a site visit that the site can accommodate the parking required for the building.

7.0 RECOMMENDATION - 7.1 The development proposed within this planning application is deemed acceptable. The physical development has been well designed to ensure it is in keeping with the existing building and site. With regards to what will be achieved as a result of the development will allow the Joey Dunlop Foundation to take in more guests where particular types and level of accommodation are not readily available on the Island. Furthermore, the site sits in an exceptional position for those guests attending the road races. - 7.2 It is for the reasons outlined in this report that the planning application is recommended for approval.

8.0 PARTY STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, 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 considered material; in this case the Department of Infrastructure Highway Services and Department of Economic Development Tourism Division; and (e) The local authority in whose district the land the subject of the application is situated.

With effect from 1 June 2015, the Transfer of Planning & Building Control Functions Order 2015 amends the Town and Country Planning Act 1999 to give effect to the meaning of the word 'Department' to be the Department of Environment, Food and Agriculture unless otherwise directed by that Order.

Recommendation Recommended Decision: Permitted Date of Recommendation: 15.12.2015 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.

This approval relates to DRG. NO. JD/36/4(A), JD/36/12 and JD/36/13 all date stamped as recieved 13th November 2015.

I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to it under the appropriate delegated authority.

Decision Made : Approved Committee Meeting Date:4.01.2016

Signed : S E Corlett Presenting Officer

Further to the decision of the Committee an additional report/condition reason was required (included as supplemental paragraph to the officer report).

Signatory to delete as appropriate YES/NO

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