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PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 20/00006/C Applicant : Matoorian Properties (IOM) Ltd Proposal : Change of use from office to residential dwelling (class 3.3) Site Address : 28 Hope Street Douglas Isle Of Man IM1 1AP

Planning Officer: Mr Peiran Shen Photo Taken : 17.01.2020 Site Visit : 17.01.2020 Expected Decision Level : Planning Committee

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 25.02.2020 __

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. This application is considered to comply with GP2 and TP7 of the Strategic Plan.

Plans/Drawings/Information;

This approval relates to the submitted documents and drawing 1934-HS-101, 1934-HS-100 and 1934-HS-200 date-stamped as having been received on 7th January 2020. __

Interested Person Status - Additional Persons

None __

Officer’s Report

THIS APPLICATION IS REFERRED TO THE PLANNING COMMITTEE AS IT IS RECOMMENDED FOR APPROVAL BUT CONTRARY TO THE PROVISIONS OF THE DEVELOPMENT PLAN.

1.0 THE SITE 1.1 The application site is 28 Hope Street, Douglas, a three-storey terraced house located on the north of Hope Street.

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1.2 The property is located along Hope Street, which is populated with many offices. The area is characterised by a number of terraced houses along with two major office buildings.

1.3 Hope Street is a one-way street running southwest to northeast. There is no off-street parking associated with this site, as is the case with the majority of properties along Hope Street. Parking is provided by on-street parking along Hope Street and a few private car parks.

1.4 The property now has five offices with a net space of about 77 square metres.

2.0 THE PROPOSAL 2.1 The planning application seeks approval for the change of use from office (class 2.1) to a residential dwelling (Class 3.3).

2.2 The proposed dwelling would have a lounge, a dining room and a kitchen on the ground floor; a bedroom and a bathroom on the first floor, two bedrooms on the second floor along with an attic.

3.0 PLANNING HISTORY 3.1 The site was approved for a change of use from residential dwelling to office accommodation under PA 08/01486/C.

3.2 Nearby sites have been approved for a change of use to office or residential (or vice versa) under a number of applications: o 33 Hope Street - 12/01500/B - Conversion of existing office accommodation into three o 20 Hope Street - 10/01174/C - Change of use from existing office and apartment to a single dwelling o 28 Hope Street - 08/01486/C - Change of use from residential dwelling to office accommodation

4.0 PLANNING POLICY 4.1 In terms of the local plan, the site is designated as "Predominately Office" in the Douglas Local Plan 1998.

4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2016 contains the following policies that are considered materially relevant to the assessment of this current planning application:

4.3 General Policy 2: "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 (i) does not have an unacceptable effect on road safety or traffic flows on the local highways; (j) can be provided with all necessary services."

4.4 Transport Policy 7: "The Department will require that in all new development, parking provision must be in accordance with the Department's current standards. The current standards are set out in Appendix 7."

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4.5 Appendix 7.1: "High levels of car ownership have led to an increase in the level of parking expected for residential development, and outside of town centre locations, these standards should not be relaxed. New-built residential development should be provided with two parking spaces per dwelling, at least one of which should be within the curtilage of the dwelling and behind the front of the dwelling ... 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; (d) the impact on the character and appearance of the surrounding area."

4.6 Appendix 7.1 continues: "Where new dwellings are created by the conversion of existing buildings, parking space should be formed by the clearance of outbuildings and low-grade annexes or 'outlets' if it is reasonable and practicable so to do. However, in general, the need to find a use for redundant buildings which are in sound condition will outweigh the drawback of any shortfall in parking provision."

4.7 Appendix 7.6 states typical residential dwelling should have "1 space for 1 bedroom; 2 spaces for 2 or more bedrooms." For offices, there should be "1 space for every 50 square metres of nett floor space"

4.8 Appendix 7.6 also states: "These standards may be relaxed where development: (d) is within a reasonable distance of an existing or proposed bus route and it can be demonstrated a reduced level of parking will not result in unacceptable on-street parking in the locality."

5.0 REPRESENTATION 5.1 Douglas Borough Council has no objections to this application (23/01/2020).

5.2 DoI Highway Services do no oppose this application (21/01/2020).

6.0 ASSESSMENT 6.1 The key issues to consider are the suitability of the location for residential purposes, residential amenities for future occupiers, and parking.

6.2 The site is located in a central location in Douglas. The Local Plan designated the area as being Predominantly Office. However, the site was previously a dwelling back in 2008. In addition, 20 and 33 Hope Street were approved for conversion from office to a residential dwelling. The proposal is of a similar nature. Although this application is a depature from the designated land use, the number of offices would still be dominant within the area if the application is approved.

6.3 The site is within easy reach of shops, services, amenities, and jobs and is therefore in a sustainable location for residential development. The proposal would make effective use of previously developed land and add to the vitality of the town centre. The location of the site is sustainable and raises no strategic concerns. The site is considered an acceptable location in principle for residential accommodation.

6.3 According to TP7, the office should have two parking spaces and the proposed dwelling would need two parking spaces. Therefore, there is no change in demand for parking spaces.

6.4 There is no specific parking to be allocated for this development. Whilst there is undoubtedly pressure on kerbside parking in the vicinity, Highway Services have confirmed that

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they have no objection and that the local disc zone permits on-street parking during the evening when occupiers are most likely to be home. The dwellings could possibly relive some parking pressure, as residents are more likely to require parking space outside business hours.

7.0 CONCLUSION 7.1 For the reasons that the proposal is considered to comply with GP2 of the Strategic Plan, it is recommended for an 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: (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 which 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 confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to it under the appropriate delegated authority.

Decision Made : Permitted

Committee Meeting Date: 16.03.2020

Signed : V PORTER Presenting Officer

Further to the decision of the Committee an additional report/condition reason was required (included as supplemental paragraph to the officer report).

Signatory to delete as appropriate YES/NO See below

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