DEC Officer Report

Application No.: 21/00638/C Applicant: Ms Kimberley Kneen & Mr Steven Kimmons Proposal: Additional use of residential apartments as tourist accommodation Site Address: Apartments 7 & 10 Eskdale Apartments Queens Drive West Ramsey Isle Of Man IM8 2JD Planning Officer: Mr Nick Salt Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 22.07.2021 _________________________________________________________________

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 is considered to be in accordance with General Policy 2 and Business Policy 13 of the Isle of Man Strategic Plan 2016 in that the additional use is acceptable in principle and no unacceptable, residential amenity or other impacts were identified.

Plans/Drawings/Information; This approval relates to the following plans and drawings (dated stamped received, 25th May 2021): Floor Plan and photos Location Plan & Site Plan _______________________________________________________________

Interested Person Status – Additional Persons

None _____________________________________________________________________________

Officer’s Report

1.0 THE SITE - 1.1 The application site consists of a first floor (no.7) and second floor (no.10) pair of apartments forming part of an apartment block, formerly a hotel. The site has a shared access from Queens Drive West and off-street parking for residents to the side. - 1.2 Whilst the building is Victorian, it does not relate to a Registered Building or Conservation Area.

2.0 THE PROPOSAL - 2.1 The application seeks approval for the additional use of the two apartments as tourist accommodation, in addition to the existing use residential dwellings.

3.0 PLANNING POLICY - 3.1 The site falls within an area designated as Predominantly Residential in the Ramsey Local Plan 1998. As such, General Policy 2 of the Isle of Man Strategic Plan is a key policy in the consideration of this application. - 3.2 General Policy 2 states that 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:

• (b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them;
• (c) does not affect adversely the character of the surrounding landscape or townscape;

• (g) does not affect adversely the amenity of local residents or the character of the locality;
• (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space; and (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding.

3.3 Business Policy 13 relates to the additional use proposed and notes 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.

4.0 RELEVANT PLANNING HISTORY - 4.1 02/01849/B - Conversion of hotel to 10 apartments. APPROVED. - 4.2 07/00163/C - Change of use of basement apartments to tourist accommodation. APPROVED. - 4.3 20/01227/C - Change of use from tourist accommodation to residential accommodation. APPROVED AT APPEAL.

5.0 REPRESENTATIONS - 5.1 DOI Highways Services Development Control do not oppose the application (14.06.21). - 5.2 Ramsey Town Commissioners do not oppose the application (23.06.21).

6.0 ASSESSMENT - 6.1 The key considerations in the assessment of this proposal are:

• o The Principle of the Additional Use for Tourist Accommodation
• o Impact on residential amenity

6.2 Principle of the Use

• 6.2.1 The site is within a predominantly residential area. As outlined in Business Policy 13, permission will generally be given for the use of private residential properties as tourist accommodation where it can be demonstrated that such use would not compromise the amenities of neighbouring residents. The site is located fairly centrally within Ramsey within walking distance to shops, attractions and bus services.

• 6.2.2 The planning history for this site is notable in that the apartment building was built as a hotel. Whilst it has been converted to residential use since, approval was granted in 2007 for the use of the basement apartments as tourist accommodation. Recently, the reversion to residential use of these units was approved after appeal. The uses of the building have therefore been relatively fluid through the years, between tourist and residential. It is possible that the two apartments (nos. 7 & 10) are sought to offset the reversion of nos. 1 & 2 back to residential use. The current application does however seek tourist use as an additional use, and not the sole use.
• 6.2.3 It is considered the use of the existing dwelling for occasional or seasonal tourist purposes would be an appropriate and sustainable location for visitors. Residential amenity impacts are considered below.

6.3 Residential Amenity

• 6.3.1 Following on from the above, the apartments have one bedroom only and the level of tourist occupancy is likely to be self-policing in that no more than 2 guests are likely to be staying at the premises at any one time.
• 6.3.2 It is not considered that the additional use for tourist purposes would significantly increase the level of activity or noise emanating from the site. The presence of some other such uses in the area is noted. The site is close to the town centre and directly fronts a highway and footpath. As noted, the entire building has previously been used as a hotel and local residents are expected to be accustomed to some increased level of activity during peak holiday periods.
• 6.3.3 Considering the above, the proposal is considered to accord with Business Policy 13 and General Policy 2 (g) with regard to residential amenity.

7.0 CONCLUSION - 7.1 In summary, the proposal is considered to accord with General Policy 2 and Business Policy 13 of the IOMSP. No adverse impact has been identified as likely with respect of the appearance of the site and surrounding area or the amenity of the nearby residents.

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:

• (a) the applicant (including an agent acting on their behalf);
• (b) any Government Department that has made written representations that the Department considers material;
• (c) the Highways Division of the Department of Infrastructure;
• (d) Manx National Heritage where it has made written representations that the Department considers material;
• (e) Manx Utilities where it has made written representations that the Department considers material;
• (f) the local authority in whose district the land the subject of the application is situated; and
• (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material.

8.2 The decision maker must determine:

• o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and
• o whether there are other persons to those listed above who should be given Interested Person Status

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 : C BALMER Chris Balmer Principal Planner

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