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Application No.: 08/00462/C Applicant: Mr \& Mrs N Hutchinson Proposal: Change of use from residential to tourist accommodation Site Address: Leodest Cottage Leodest Road Andreas Isle Of Man ### Considerations Case Officer : Mr Chris Balmer Expected Decision Level: Delegation ### Written Representations ### Consultations Consultee : Highways Division Notes: Do not oppose Consultee : Andreas Parish Commissioners Notes: No objection Consultee : IOM Water Authority Notes: Note received
The application site represents the curtilage of Leodest Cottage, Leodest Road, Andreas, which is a two storey, detached property located on the south-western side of Leodest Road and north of Andreas Village.
The application site is within an area of 'white land' not zoned for development, on the Isle of Man Development Plan Order 1982. The property is not a Registered Building, or within an area zoned as high landscape value or coastal value and scenic significance.
The following planning applications are considered relevant in the assessment and determination of this application:-
Renovations and erection of extension to dwelling and extend existing curtilage to enable vehicular access and parking - 07/00244/B - APPROVED
Approval in principle for the refurbishment and extension of existing cottage including detached garage and extension to domestic curtilage (05/00586/A) - REFUSED
Approval in principle for the erection of a dwelling and garage with new vehicular access to replace existing cottage (04/00964/A) - REFUSED
PROPOSAL The application seeks approval for the change of use from residential to tourist accommodation.
Andreas Parish Commissioners:- No objection Highways Division:- Do not oppose The Authority has received no privately written representations objecting to the application.
Due to the location, zoning and type of development the following policies are relevant for consideration:-
Policy 11: Tourism development must be in accordance with the sustainable development objectives of this plan; policies and designations which seek to protect the countryside from development will be applied to tourist development with as much weight as they are to other types of development. Within the rural areas there may be situations where existing rural buildings could be used for tourist use and Environment Policy 16 sets out the circumstances where this may be permitted. 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.
Policy 16: The use of existing rural buildings for new purposes such as tourist, or small-scale industrial/commercial use may be permitted where: a) it is demonstrated that the building is no longer required for its original purpose and where the building is substantially intact and structurally capable of renovation; b) the reuse of the building will result in the preservation of fabric which is of historic, architectural, or social interest or is otherwise of visual attraction; c) it is demonstrated that the building could accommodate the new use without requiring extension or adverse change to appearance or character; d) there would not be unacceptable implications in terms of traffic generation; a) conversion does not lead to dispersal of activity on such a scale as to prejudice the vitality and viability of existing town and village services; and f) the use of existing buildings involves significant levels of redevelopment to accommodate the new use, the benefits secured by the proposal in terms of impact on the environment and the rural economy shall outweigh the continued impact of retaining the existing buildings on site.
Proposals to convert rural buildings to residential accommodation will be considered along with the advice given at Section 8.10 of this document.
Due to the location of the dwelling within the countryside, there is only one neighbouring property in the immediate vicinity "Ballacunner West", which is located adjacent to the site to the east. Overall, it is not considered the proposal would result in any significant adverse impacts upon the residential amenity of the neighbouring properties.
The proposed usage as a tourist unit is cable of being accommodated within the existing dwelling, especially as the dwelling, once the approved works have been completed would have two bedrooms, a lounge, dining room and kitchen, which would provide acceptable amount of accommodation.
The proposal will have no adverse impact upon highway safety due to more than ample off road parking provisions and turning provision within the site.
For these reasons the proposal would seem appropriate in this location and therefore it is recommended the application for an approval.
I consider that the following meet the criteria of Government Circular 1/06 and should be afforded interested party status:- Andreas Parish Commissioners Department of Transport Highways Division
Recommended Decision: Permitted
Date of Recommendation: 16.05.2008
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 change of use as proposed in the submitted documents and drawings 00462/1 and 07 0345/2 all received on 7th March 2008.
I confirm that this decision accords with Government Circular No 44/05 (Delegation of Functions to Director of Planning and Building Control)
Decision Made : Permitted Date : Signed :
M. I. McCauley
Director of Planning and Building Control
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