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Application No.: 19/00994/C Applicant: Mrs Victoria Granger Proposal: Additional use of residential dwelling as tourist living accommodation Site Address: The Corner House 8 Stanley Mount Peel Isle Of Man IM5 1NE Planning and Enforcement Assistant: Mrs Vanessa Porter Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 04.11.2019 _________________________________________________________________
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 decision relates to the following plans and drawings, date stamped received on 6th September 2019:
None _____________________________________________________________________________
Officer’s Report THE APPLICATION SITE
1.1 The application site is the residential curtilage of The Corner House, 8 Stanley Mount, Peel which is a three storey mid terrace property situated on the corner of Stanley Mount as it curves around from Circular Road to the south. - 1.2 The property is facing directly onto Stanley Mount, Peel and has no on-site parking. THE PROPOSAL
2.1 The current planning application seeks approval for the additional use of the residential dwelling to provide tourist accommodation; the application does not propose any additional alterations or modifications to the property. - 2.2 The properties internal configuration is a lounge and kitchen to ground floor, two bedrooms and a bathroom to the 1st floor and a bedroom to the 2nd floor. The property also has a small enclosed rear yard. PLANNING HISTORY
3.1 The previous planning application is not considered to be specifically material in the assessment of the current application. PLANNING POLICY - 4.1 The application site lies within an area zoned as Mixed Use on the 1989 Peel Local Plan, the property also lies within the Peel Conservation Area.
4.2 When looking at strategic plan policy the Isle of Man Strategic Plan 2016 contains three policies that are considered of specific relevance to the assessment to this application, General Policy 2, Environment Policy 35 and Business Policy 13. - 4.3 General Policy 2 of the Isle of Man Strategic Plan 2016 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: g) does not affect adversely the amenity of local residents or the character of the locality; - 4.4 Environment Policy 35 of the Isle of Man Strategic Plan 2016 states, "Within Conservation Areas, the department will permit only development which would preserve or enhance the character or appearance of the Area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development." - 4.5 Business Policy 13 of the Isle of Man Strategic Plan 2016 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."
REPRESENTATIONS
5.1 Highway Services have No Highways Interest in this application (25.09.2019).
5.2 Peel Town Commissioners have considered the proposal and have no objection (29.10.19). ASSESSMENT - 6.1 The fundamental issues to consider in the assessment of this planning application are; (i) the visual impact of the proposed development on the character and appearance of the existing dwelling, (ii) the impact of the proposal on the surrounding area and street scene.
6.2 The planning application proposes an additional use of the property only and does not propose any external alterations or modifications to the property. As such the character of the Conservation Area is expected to be preserved.
6.3 The Primary issue therefore is to consider the impact of the proposal on the residential amenity of the neighbouring properties according to General Policy 2. - 6.4 It is difficult to assess how an individual person would behave whether they be a tourist or permanent resident. As a tourist, a person may be out a lot of the time, but may also have greater late nights and be disruptive on return. On the other hand, permanent residents may be at home more of the time, but be more likely to invite friends or family over for dinner or parties that may be noisy. In general terms, however, the majority of people tend to behave well and raise no concerns, although there will always be a percentage that might not, whether they are a permanent resident or otherwise. - 6.5 Business Policy 13 indicates that 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. The property was being used as a residential property prior to the house sale and the additional use of this application will enable the owners to part-rent the property for tourist accommodation. The dwelling is within a high residential area and located within a very short distance to the main village centre and Peel Beach. - 6.6 The site is therefore already subject to a certain level of noise disturbance by dint of its location as much as the fact that it also finds itself amongst a mixture of commercial and residential uses. The use of the highway as well as the operations of neighbouring businesses, which include several industrial units at a lower level to the property are likely to bring a certain level of disturbance to nearby residents and any concern raised by the current proposal must be viewed in that context. - 6.7 The property does not supply on-site parking and as such the parking provided for the property would be on-street parking, which would be used irrespectively if the property was used as a permanent residential accommodation or tourist purposes. The property itself is a relatively short walk to the bus stops in Peel and as such has a viable option other than parking.
7.1 For the reasoning that the proposal complies with General Policy 2, Environment Policy 35, Business Policy 13 and is preserving the Conservation area the additional use for tourist accommodation is recommended for approval. 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:
I can confirm that this decision has been made by a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Decision Made : Permitted Date: 05.11.2019 Determining officer
Signed : S CORLETT Sarah Corlett Principal Planner
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