Planning Officer Report

Planning Officer Report And Recommendations {{table:327647}} Case Officer: Miss Laura Davy Photo Taken: Site Visit: Expected Decision Level: Officer Delegation

Officer's Report

Introduction

1. This application seeks permission for the additional use of a residential flat as a self catering tourist accommodation in an area zoned as Mixed Use. The application is considered to be acceptable and is in accordance with the relevant policies of the Isle of Man Strategic Plan.

The Site

1. The application site is the curtilage of 2 Bridge Street, Peel which is a three storey property situated on the corner of Bridge Street and Christian Street. The ground floor is in commercial use and the first and second floors are currently used as residential accommodation.

The Proposal

1. The application seeks approval to use the existing flat as self catering tourist accommodation in addition to the existing rental. No external works are proposed as part of this application.

Planning History

1. The previous applications are not considered specifically material in the assessment of the current application.

Development Plan Policies

1. The application site is in an area zoned as "Mixed Use" identified on the Peel Local Plan 1989. It is appropriate to consider General Policy 2 and Business Policy 13 of the Isle of Man Strategic Plan (20th June 2007).

1. General Policy 2

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.

1. 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.

Consultations

1. Highways Division recommend approval as it has no adverse traffic management, parking or road safety implications.
2. Peel Commissioners recommend approval.

Assessment

1. The application site is in an area of mixed use, therefore the principle of the development is considered to be acceptable.
2. Business Policy 13 supports the use of private residential properties as tourist accommodation provided that the proposal would not affect the amenities of local residents.
3. The ground floor is currently used for commercial purposes and there are a number of residential properties in the vicinity of the application site.
4. It is considered that the additional use of the flat for tourist accommodation would not unduly impact the amenities of local residents.
5. For the above reasons the application is considered to be acceptable and is recommended for approval.

Party Status

1. The local authority, Peel Commissioners is, 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.
2. The Department of Transport Highways and Traffic 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

Conditions and Notes for Approval / Reasons and Notes for Refusal

C: Conditions for approval N: Notes attached to conditions R: Reasons for refusal O: 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 permission is for the additional use of residential flats as self catering tourist accommodation as shown in drawings Location Plan and Existing Floor Plans received 8th February 2012.

I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager/ Senior Planning Officer.

Decision Made: Permitted Date: 16/3/12

Determining officer (delete as appropriate)

Signed: Anthony Holmes Senior Planning Officer

Signed: Sarah Corlett Senior Planning Officer

Signed: Jennifer Chance Director of Planning and Building Control Development Control Manager