Loading document...
==== PAGE 1 ====
19/01277/B Page 1 of 6
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 19/01277/B Applicant : Elliott Construction Ltd Proposal : Conversion of boarding house to provide five self-contained apartments Site Address : 19 Waterloo Road Ramsey Isle Of Man IM8 1DT
Planning and Enforcement Assistant: Mrs Vanessa Porter Photo Taken : 04.02.2020 Site Visit : 04.02.2020 Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Refused Date of Recommendation: 12.02.2020 __
Reasons for Refusal
R : Reasons for Refusal O : Notes attached to reasons
R 1. Whilst the proposed change to self-contained apartments seems viable the basement flat does not provide a suitable pleasant clear outlook from the main principle room or the secondary principle room and as such is against Housing Policy 17. __
Interested Person Status - Additional Persons
None __
Officer’s Report
THE APPLICATION SITE 1.1 The application site is the curtilage of 19 Waterloo Road, which is currently a vacant traditional 4 storey boarding house to the middle of a terrace of properties to the North East of Waterloo Road. The property itself is almost an end of terrace property with its neighbour to the north being a different property in size and type.
1.2 The property features a basement level, three full levels and an attic level above, with pitched roof dormer windows at both the front and rear elevations. The front elevations feature 4 pane sliding sash timber windows on the primary levels.
THE PROPOSAL 2.1 The current planning application seeks approval to convert the current boarding house into 5 separate flats. This will create a flat on the basement level which will have a total floor area of 52.1m2, a flat to the ground floor level which will have a total floor area of 34m2, a flat to
==== PAGE 2 ====
19/01277/B Page 2 of 6
the first and second floor level of which both will have a floor area of 50.6m2 and a flat to the attic level which will have a floor area of 54.6m2.
2.2 Externally, some alterations are proposed. To the front elevation all the windows are to be replaced with "new uPVC windows in a similar style" and to the rear elevation there is the relocation of the narrow bathroom windows to the middle of the elevation, with a reduction from 4 to 3 of those windows. Also proposed is the replacement of all the other windows on the rear elevation with uPVC windows "in a similar style."
2.3 There is also the removal of the rear door to the ground floor level.
PLANNING HISTORY 3.1 The is one previously approved application which was PA19/00835/B, of which the proposal was "Proposed is the use of the building as 4 separate flats with a shared front entrance though the existing doorway. Flat 1 would encompass both the basement and ground floor levels, with a total floor space of 99.7m2, flats 2, 3 & 4 would each occupy a floor of the building with a floor space exceeding 50m2."
PLANNING POLICY 4.1 The site lies within an area zoned as Predominantly Residential on the Ramsey Local Plan 1998, Map 2. Given the nature of the application it is appropriate to consider Strategic Policy 12, General Policy 2, Environment Policy 36, Housing Policy 17 and Transport Policy 1 of the Isle of Man Strategic Plan 2016.
4.2 Strategic Policy 12 states "Favourable consideration will generally be given to proposals for improving the quality and condition of the existing housing stock and for the creation of flats by conversion of redundant boarding houses, and vacant or under-used space above commercial premises subject to compliance with detailed standards."
4.3 General Policy 2 states "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; n) is designed having due regard to best practice in reducing energy consumption."
4.4 Environmental Policy 36 states "Where development is proposed outside of, but close to, the boundary of a Conservation Area, this will only be permitted where it will not detrimentally affect important views into and out of the Conservation Area."
4.5 Housing Policy 17 states "The conversion of buildings into flats will generally be permitted in residential area provided that: (a) adequate space can be provided for clothes-drying , refuse storage, general amenity, and, if practical, car parking; (b) the flats created will have a pleasant clear outlook, particularly from the principle rooms and (c) if possible, this involves the creation of parking on site or as part of an overall traffic management strategy for the area.
4.6 Transport Policy 1 states "New development should, where possible, be located close to existing public transport facilities and routes, including pedestrian, cycle and rail routes."
==== PAGE 3 ====
19/01277/B Page 3 of 6
4.7 It is also relevant to note Planning Circular 1/98 ("The Alteration and Replacement of Windows") which sets down the policies in respect of the alteration or replacement of windows on building which are not in a Conservation Area but were erected before 1921. It states that; "In the individual building, or group of buildings, whose principal elevations are readily visible from a public thoroughfare, if the original windows are in place, it may be possible to repair and renovate them. This can take place without permission, and will be encouraged by the Department. If repair is impracticable, or existing windows are not the originals, the preference will be for replacement windows in the said principal elevation to have the same method of opening as the originals. Whatever the materials used in their construction, the windows MUST HAVE the same or similar pattern and section of glazing bars and the same or similar frame sections as the original windows. Windows are not part of the principal elevations and which are not readily visible from a public thoroughfare should preferably have the same or similar pattern of glazing bars as the originals, but not necessarily the original method of opening, whatever the material used in their construction."
REPRESENTATIONS 5.1 Highway Services have No Highways Interest in this application (5.12.2019).
5.2 Ramsey Town Commissioners have considered the proposal and have no objection (23.12.19).
ASSESSMENT 6.1 Whilst the fundamental issues with this application are the potential impacts upon the character and visual amenities of the street scene, possible parking issues, the impact on neighbours and the residential amenity of future occupants it is mindful to note that these issues have already been raised and answered in the previous application PA19/00835/B as such the main issue with this application is whether the additional self-contained apartment is changing any of these aspects.
6.2 character and visual amenities of the street scene
6.2.1 In terms of the change in appearance to the rear, the rear can be seen from the general public vantage point of the rear car park and whilst the properties that rear onto Waterloo Road can be viewed from this car park, they are all consistent in appearance with slight similarities, this means that the alteration of the removal of the door and the alteration of changing the windows to the rear whilst noticeable will have a minimal impact on the overall streetscene.
6.2.2 The application makes reference to all the other windows (front and rear) being "replaced with new uPVC windows in a similar style." It is hard to ascertain whether the windows are to be sliding sash or casement from the drawings. Currently in the existing property the windows are sliding sash with a glazing bar on the main sized windows front and rear. The only windows which do not have a glazing bar are the ones which are to be removed at the rear and replaced within this application and the two side windows to the bay window.
6.2.3 As the site is not within a Conservation Area, regulations concerning windows are generally more relaxed (as per Planning Circular 1/98), however due to the traditional nature of the property it is considered that the sliding sash opening method of the windows - particularly on the front elevation - should be retained, along with the glazing bar pattern. This should be ensured via a condition on approval, to ensure that the proposal accords with General Policy 2 of the Strategic Plan in relation to the character and appearance of the site and wider street.
6.3 Parking
==== PAGE 4 ====
19/01277/B Page 4 of 6
6.3.1 When looking at the parking accessible on the site there is no mention of whether there are any available spaces, there is the mention on the existing and proposed parking spaces on the application form which states there are 2. Ordinarily for this application 5 parking spaces would be required.
6.3.2 The Isle of Man Strategic Plan 2016 gives guidelines with regards to the required parking of a development which involves flats. "A.7.1 High levels of car ownership have led to an increase in the level of parking expected for new residential development, and outside of town centre locations these standards should be relaxed...In the case of town centre and previously developed sites, the Department will consider reducing this requirement having regard to: (a) the location of the housing relative to public transport, employment, and public amenities; (b) the size of the dwelling; (c) any restriction on the nature of the occupancy (such as sheltered housing); and (d) the impact on the character and appearance of the surrounding area.
6.3.3 When looking at the eastern part of Waterloo Road there is no parking to the front of the properties and to the rear several have either a garage or parking. Directly behind 19 Waterloo Road there is a large car park which looks to be mostly reserved parking.
6.3.4 The property and access situation on the proposed plans would not be altered from the existing arrange and the parking situation would be the same if not minimalized due to there being less bedrooms within the property. Parking, as with the neighbouring properties which do not have dedicated parking spaces would therefore be in one of the larger dedicated car parks in Ramsey.
6.3.5 Whilst it is considered that the use of this traditional residential building for a residential use outweighs the lack of on-site parking provision. In addition, as this situation is similar to that in many town centres including this part of Ramsey, it is not considered unusual or unacceptable. The site is also close to the main bus station in Ramsey and within close walking distance to shops and other services.
6.3 The impact on neighbours
6.3.1 The alterations proposed with regards to the impact on neighbours is minimal, there will be no increase in the level of views out of the property and therefor the potential for overlooking.
6.3.2 Whilst the change of the boarding house to flats would increase the level of activity from the properties current unoccupied state, there would be a minimal if not reduction in the amount of activity once the boarding house is changed to flats. The area is characterised by dense residential flats and houses and as such this change is not considered inappropriate with the area.
6.4 Residential amenity of future occupants.
6.4.1 The proposed respective floor space of between 32m2 - 54.6m2 per flat is considered an acceptable level of indoor space according to the Housing (Standards) Regulations 2017.
6.4.2 The Isle of Man Strategic Plan 2016 states "new development should where possible be located and planned so as to reduce the need for travel and encourage means of travel other than by private car, in particular walking, cycling and public transport use."
6.4.3 The site is situated within Ramsey's town centre and as such is in walking distance to the local amenities and relevant travel options including the bus and rail. With the lack of parking directly on site and with the rear yard considered an adequate space for a secure outdoor cycle
==== PAGE 5 ====
19/01277/B Page 5 of 6
storage the property is safeguarded for future travel strategies which might be put in place. To ensure that there are suitable enough travel options a condition will be attached on approval for a secure and covered bicycle store to the rear of the property.
6.5 Clear outlook
6.5.1 The main difference between PA19/00835/B and this application is the creation of the additional self-contained apartment within the basement and whilst all the other factors are not an issue with this application it is relevant to apply Housing Policy 17 and to ascertain whether there is a clear outlook from the additional self-contained apartment.
6.5.2 When looking at the apartment we have one main principle room, the lounge and one secondary principle room the bedroom as such Housing Policy 17 states "(b) the flats created will have a pleasant clear outlook, particularly from the principle."
6.5.3 A clear pleasant outlook can be defined by having a pleasant open outlook. During my site visit it was noted that the window to the lounge whilst large, the ground level outside was three quarters the way up the window, which not only created a enclosed feeling the outlook from the particular window wasn't "pleasant."
6.5.4 The applicant has tried to mitigate this outlook by proposing a light well to the front and rear elevations. Whilst it is noted that this light well might provide a more decent outlook, as in instead of the view being the concrete ground it will be plants, this still does not change the overall outlook of the view which will mostly be of the concrete prior to ground level.
6.5.5 It should be noted that even if the rooms were turned around and to the basement level the living room was switched with the bedroom the outlook would be the same if not possibly slightly worse. The applicant has proposed a light well to the rear as well which is larger than the one proposed to the front but the issue would be the same.
CONCLUSION 7.1 Whilst the proposed change to self-contained apartments seems viable the basement flat does not provide a suitable pleasant clear outlook from the main principle room or the secondary principle room and as such is against Housing Policy 17.
INTERESTED PERSON STATUS 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 (Article 6(4), the following persons are automatically interested persons: (a) The applicant, or if there is one, the applicant's agent; (b) The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested; (c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material (d) Highway Services Division of Department of Infrastructure and (e) The local authority in whose district the land the subject of the application is situated.
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 in Article 6(4) who should be given Interested Person Status. __
==== PAGE 6 ====
19/01277/B Page 6 of 6
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.
Decision Made : Refused Date: 20.02.2020
Determining officer
Signed : C BALMER
Chris Balmer
Principal Planner
Customer note
This copy of the officer report reflects the content of the file copy and has been produced in this form for the benefit of our online services/customers and archive records.
Copyright in submitted documents remains with their authors. Request removal