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Application No.: 21/00371/C Applicant: Mr Ian & Mrs Christine Bailey Proposal: Additional use of residential property as tourist accommodation Site Address: 48 Queen Street Castletown Isle Of Man IM9 1NZ Planning Officer: Miss Lucy Kinrade Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 01.06.2021 _________________________________________________________________
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 application accords with the provisions of Paragraph 9.5.8 and Business Policy 13 of the Isle of Man Strategic Plan 2016.
Plans/Drawings/Information; This approval relates to location plan and floor plans received 22/03/2021. _______________________________________________________________
Additional Persons
It is recommended that the following Government Departments should be given Interested Person Status on the basis that they have made written submissions relating to planning considerations:
Department of Infrastructure Flood Risk Management _____________________________________________________________________________
Officer’s Report THE SITE
1.1 The site is the residential curtilage of 48, Queen Street, a mid terraced, two storey dwelling situated in the heart of Castletown and within the Castletown Conservation Area. THE PROPOSAL - 2.1 Proposed is the additional use of the property for tourism.
4.2 Paragraph 9.5.8 states: "The use of existing private residential properties as tourist accommodation may be acceptable if it can be demonstrated that it will not compromise the amenities of any neighbouring residents." - 4.3 Business Policy 13 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 Copies of representations received can be viewed on the Government's website. This report contains summaries only.
5.1 Castletown Commissioners have not commented on the application (01/06/2021).
5.2 Department of Infrastructure Highway Services - Do not oppose (20/04/2021). - 5.3 Department of Infrastructure Flood Risk Management - no interest (26/04/2021) - 5.4 No comments received from neighbouring properties.
6.1 The fundamental issues to consider are the impacts on the living conditions of the immediate neighbours and the impact on local amenity.
6.2 Although there is generally a view in favour of using residential properties for tourist accommodation as outlined in Business Policy 13, there can be times whereby this is opposed. There have been a small number of refusals given to applications looking to gain the same permission; the use of flats for tourist accommodation could potentially have a damaging effect on the amenities of others through the comings and goings of tourists in comparison to permanent residents, although most are granted approval there has been an instance of one refusal - PA 04/00194/C. - 6.3 In the case of detached properties like this, concern lies in the potential to cause disruptions to the immediate neighbouring properties. In terms of differentiating a tourist and a permanent resident it is often difficult to define how each would behave. As a tourist, a person may be out a lot of the time, but may also have a greater number of late nights and be disruptive on return. On the other hand, permanent residents may be at home more, and could be more likely to invite friends or family over for dinner or parties that may be noisy. In general the majority of people tend to behave well and raise no concerns, although there will always be a percentage that may not behave. - 6.4 The dwelling is located within a terrace of residential properties where it is likely that the comings and goings of tourists will be no more apparent than those residents already living in the area of having friends or family visit. The property is modest and not sized to accommodate a large number of tourists or residents and parking demand will be no different between permanent residents and tourist users as to create any new impacts on highways beyond the existing arrangement.
6.5 It is noted that although the nature of the use might be different from permanent residential accommodation, it should also be remembered that the use of the site for private rental accommodation would require no planning approval and could result in frequent and continual turnover of residents. - 6.6 It is considered the use of the existing dwelling as tourist accommodation would have a similar impact, whether it is used for tourist or permanent residential use and therefore would not have a significant impact upon the living conditions of the neighbouring properties or result in any new highway safety issues.
7.1 It is considered that there is no demonstrable harm arising from the proposal in view of the provisions of Paragraph 9.5.8 and Business Policy 13 and the application is therefore recommended for approval. INTERESTED PERSON STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons:
I can confirm that this decision has been made by the Head of Development Management 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
Decision Made : Permitted Date : 01.06.2021 Determining officer
Signed : S BUTLER Stephen Butler Head of Development Management
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