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Application No.: 21/00569/C Applicant: Miss Hollie McGowan Proposal: Additional use of dwelling as tourist accommodation Site Address: Hollies Beach House 17 - 18 Shore Road Peel Isle Of Man IM5 1NH Planning Officer: Miss Lucy Kinrade Recommended Decision: Permitted Date of Recommendation: 21.07.2021 _________________________________________________________________
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 complies with Paragraph 9.5.8 and Business Policy 13 of the Isle of Man Strategic Plan 2016.
Plans/Drawings/Information; This approval relates to Site Plan, Location Plan and floor plans all date received 03/05/2021. _______________________________________________________________
Additional Persons
None _____________________________________________________________________________
1.0 SITE - 1.1 The application site is the residential curtilage of an existing single dwelling 17-18 shore road, situated in the centre of Peel and along the main promenade. The property is two storey with dormer accommodation in the roof.
1.2 The dwelling has an existing garage attached to the side elevation.
1.4 The site is within the Peel Conservation Area. - 2.0 PROPOSAL
2.1 The current planning application seeks approval for the additional use of the property as tourist accommodation. - 2.2 There are no proposed changes to the building or garage.
3.1 The site has been subject to a number of applications including PA 17/00248/B approved for the replacement of garage door, entrance door and first floor window. The replacement of windows approved under PA 12/00122/B, with PA 11/01691/B having previously been refused. The approval in 2012 granted permission for sliding sash windows. Most recently approval was granted for balustrades above the existing garage approved under PA 19/00675/B. - 4.0 PLANNING POLICY
4.1 In terms of local plan policy, the application site is within an area recognised as Mixed Use under the Peel Local Plan and also within the Peel Conservation Area. The following policies of the Isle of Man Strategic Plan 2016 are considered relevant in the assessment of the current application:
4.2 Paragraph 9.5.8: "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: "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." - 4.4 Environment Policy 35: "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."
5.1 Peel Town Commissioners - no comments at the time of writing the report (21/07/2021)
5.2 The Department of Infrastructure Highway Services - do not oppose (21/06/2021). - 6.0 ASSESSMENT
6.1 The application seeks approval for the additional use of a residential property to tourist accommodation. The fundamental issues to consider in the assessment and determination of this planning application are the impact of the proposal on the living conditions of the neighbours and the impact on local amenity.
6.2 Although there is generally a view in favour of using domestic properties as 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 town centre 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 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 aforementioned property is located in the centre of Peel, additional comings and goings will be no more apparent than those already living in the property and nearby area. The property benefits from a garage although this is below the standard size to accommodate a car and so it is unlikely that there will be any new or increased demands on parking beyond the existing residnetail arrangement. The garage could house motorbikes or bicycles so would contribute to some degree in supporting sustainable travel. Bus stops are located in the nearby area and there are off street parking areas and a public car park in the surrounding area likely already used by the current occupants and which would be utilised by any anticipated tourists. - 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 residential 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.
7.1 For these reasons the proposal is considered to comply with the relevant polices of the Isle of Man Strategic Plan 2016 and there is no demonstrable harm arising from the application. The living conditions of the neighbouring properties are to be unaffected and there is to be no impact on the designated Conservation Area. The application is recommended for approval. - 8.0 INTERESTED PERSON STATUS
8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons:
8.2 The decision maker must determine:
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.
Decision Made: Permitted Date: 22.07.2021 Determining officer Signed : J SINGLETON Jason Singleton Principal Planner
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