Officer Report

PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No.: 24/91270/C Applicant: Mr & Mrs Trudy And Abdelqader Haddouche Proposal: Additional use of house as tourist accommodation Site Address: 19 Bridge Street Peel Isle Of Man IM5 1NQ Planning Officer: Peiran Shen Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 16.12.2024 _________________________________________________________________

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 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.

This application has been recommended for approval for the following reason.

The proposal would not harm the character and appearance of the Conservation Area or give rise to an unacceptable impact on amenity or impact on highway safety. It is considered to comply with General Policy 2, Environment Policy 35, Business Policy 13 and Transport Policy 7 of the Strategic Plan and Planning Policy Statement 1/01.

Plans/Drawings/Information; This approval relates to the documents, location plan, site plan and floor plans, date stamped as having been received on 8th November 2024.

_________________________________________________________________ Right to Appeal

It is recommended that the following organisations should NOT be given the Right to Appeal: Peel Town Commissioner - No objection DoI Highway Services - No objection

_________________________________________________________________ Officer’s Report

1.0 THE SITE - 1.1 The site is 19 Bridge Street, Peel, a corner terraced house located on the northwest of the corner of Bridge Street and Duke Street.

2.0 THE PROPOSAL - 2.1 The proposal is for the additional use of the house as a tourist accommodation.

3.0 Planning History - 3.1 There is no previous application considered materially relevant to this application.

4.0 Planning Policy Site Specific - 4.1 The site is within an area designated as Mixed Use in the Peel Local Plan 1989. - 4.2 The site is within the Peel Conservation Area. Strategic Policy

4.2 The Isle of Man Strategic Plan 2016 contains the following policies that are considered materially relevant to the assessment of this current planning application:

• o Strategic Policy 4(a)
• o Strategic Policy 5
• o General Policy 2 (b), (g), (h), (i), (m), (n)
• o Environment Policy 35
• o Transport Policy 7
• o Appendix 7.6
• o 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.

PPS and NPD

4.3 Planning Policy Statement 1/01 - Conservation of the Historic Environment of the Isle of Man is the only adopted PPS at the moment. It provides supplementary policy on developments within any conservation area.

5.0 OTHER MATERIAL CONSIDERATIONS Strategy and Guidance Legislation - 5.1 Section 18(4) of the Town and Country Planning Act (1999) states, "(4) Where any area is for the time being a conservation area, special attention shall be paid to the desirability of preserving or enhancing its character or appearance in the exercise, with respect to any buildings or other land in the area, of any powers under this Act". This sets out the approach to be taken in determining planning applications, which includes giving great weight to the asset's conservation when considering the impact of a proposed development on the asset. Given that the site is within a Conservation Area, the above requirements apply and appropriate consideration will be given in section 7.

6.0 REPRESENTATION - 6.1 Peel Town Commissioner has not commented at the time of the report (16.12.2024). - 6.2 DoI Highway Services does not oppose this application (25.11.2024). The comment states After reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and/or parking as the proposals would have a similar or less parking demand than the existing use.

7.0 ASSESSMENT Conservation Areas Statutory Test - 7.1 Before assessing elements of the proposal, as it is within a Conservation Area, a test should be applied to this proposal as mentioned in 5.1. This is whether the proposal would preserve or enhance the character of the Conservation Area.

7.2 There is no change to the appearance of the house. The use of the house for tourist accommodation as a whole would not change the land use character of the area. Therefore, the proposal is considered to pass the test. Elements of Assessment - 7.3 The key considerations in the determination of the application are its impact on the character and appearance of the area, parking provision and the amenities of the neighbours. - 7.4 As mentioned in 7.2, the proposal is considered to preserve the character and appearance of the area. - 7.5 When the house is occupied by one group of tourists, their parking demand and behaviour are considered to be the same as a typical household. In this case, the tourist and the residents may stay in the house at the same time. Therefore, there is one space increase in parking standards. Given the existing driveway is long enough to handle three parked cars, the current parking provision is considered acceptable. - 7.6 There is no objection from highway services. Therefore, the impact on parking is considered to be acceptable. - 7.7 It is difficult to assess how an individual would behave, whether as a tourist or a 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. In the meantime, both tourists and permanent residents have incentives for organising gatherings, which can easily be carried out till late at night. In general terms, however, the majority of people tend to behave well and raise no concerns. Therefore, it is unlikely that this change of use to have a significant impact on the living conditions of the neighbouring properties.

8.0 CONCLUSION - 8.1 It is considered that the proposal would not harm the character and appearance of the conservation area or give rise to an unacceptable impact on amenity or impact on highway safety. The proposal is considered to comply with General Policy 2, Environment Policy 35, Business Policy 13 and Transport Policy 7 of the Strategic Plan and Planning Policy Statement 1/01. Therefore, it is recommended for an approval.

9.0 RIGHT TO APPEAL AND RIGHT TO GIVE EVIDENCE - 9.1 The Town and Country Planning (Development Procedure) Order 2019 sets out the process for determining planning applications (including appeals). It sets out a Right to Appeal (i.e. to submit an appeal against a planning decision) and a Right to Give Evidence at Appeals (i.e. to participate in an appeal if one is submitted). - 9.2 Article A10 sets out that the right to appeal is available to:

• o applicant (in all cases);
• o a Local Authority; Government Department; Manx Utilities; and Manx National Heritage that submit a relevant objection; and
• o any other person who has made an objection that meets specified criteria.

9.3 Article 8(2)(a) requires that in determining an application, the Department must decide who has a right to appeal, in accordance with the criteria set out in article A10. - 9.4 The Order automatically affords the Right to Give Evidence to the following (no determination is required):

• o any appellant or potential appellant (which includes the applicant);
• o the Department of Environment, Food and Agriculture, the Department of Infrastructure and the local authority for the area;

• o any other person who has submitted written representations (this can include other Government Departments and Local Authorities); and
• o in the case of a petition, a single representative. _____________________________________________________________________________________________________

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 and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded interested person status and/or rights to appeal.

Decision Made : Permitted Date: 17.12.2024 Determining Officer Signed : J SINGLETON Jason Singleton Principal Planner

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