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1.1 The application site is the curtilage of Ballagawne Farm, Ballagawne Road, Ballabeg which is detached traditional Manx property located on the western side of the Ballagawne Road and west of the settlement of Ballachrink.
2.1 The application seeks approval for additional use of dwelling as holiday accommodation. The proposal involves the use of the first floor (4 bedrooms) for tourist use (bed & breakfast), whilst the current owner/occupant would have separate bathroom and bedrooms within the roof accommodation. The existing ground floor accommodation (kitchen, snug, lounge and music room would be shared by the occupant and guests.
3.1 The application site is designated as 'Woodland' under the Area Plan for the South. The site is not within a Conservation Area.
3.2 Due to the zoning of the site and the proposed works the following policies are relevant in the determination of the application:-
"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."
3.3 Under the permitted Development Order 2012 Class 3 Taking in guests states; "The change of use of a building from use as a dwellinghouse to combined use as a dwellinghouse and as a guest-house.
Condition: No more than 3 bedrooms in the building may be used as such by guests."
4.1 There are no previous planning applications which are considered relevant in the assessment and determination of this application.
5.1 Arbory Parish Commissioners have no objections to the proposal.
5.2 Highways Division have approved the application as it has no adverse traffic management, parking or road safety implications.
6.1 The property is currently used as a single residential property; the application will enable the owner to rent four ensuite bedrooms (first floor) for tourist accommodation. 6.2 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. There are no nearby residential properties in the area and therefore even if the proposal was full occupied (four separate guests and the current owner) it is not considered this would result in an unacceptable impact upon nearby residents. 6.3 As identified within the Permitted Development Order the current owner could use up to three bedrooms as guest rooms without the need for planning permission. It is considered an additional bedroom (four in total) would not adversely impact upon the amenities of the current owner. 6.5 Parking would be provided by the creation of five new onsite parking spaces, located to the northeast gable end wall of the dwelling. The Highway Division have considered the proposal and has no objection.
7.1 Overall, it is considered the proposal would comply with the Isle Of Man Strategic Plan therefore it is recommended that the application be approved.
8.1 It is considered that the following meet the criteria of Government Circular 1/06 and should be afforded interested party status:
Arbory Parish Commissioners 8.2 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.
Recommended Decision: Permitted
Date of 19.03.2013
Recommendation:
Conditions and Notes for Approval / Reasons and Notes for Refusal
N : Notes attached to conditions R : Reasons for refusal
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 holiday accommodation as proposed in the submitted documents and drawings 1600-01, 1600-02 and 1600-03 all received on 6th February 2013.
C 3. Prior to the occupation of any of the approved guest rooms, the five on-site parking spaces as shown on the proposed site plan (drawing 1600-01) are to be completed and retained thereafter.
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 : 19/3/13
Determining officer (delete as appropriate) Signed : Signed : Signed : Anthony Holmes Sarah Corlett Senior Planning Officer Senior Planning Officer Signed : Signed : Michael Gallagher Jennifer Chance Director of Planning and Building Control Development Control Manager
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