DEC Officer Report

Application No.: 20/01007/C Applicant: Mr Peter Macken Proposal: Change of use of commercial property with flat above to a residential dwelling (class 3.3) Site Address: 8 / 8A Central Drive Onchan Isle Of Man IM3 1EU Planning Officer: Mr Peiran Shen Photo Taken: 07.10.2020 Site Visit: 07.10.2020 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 15.10.2020 _________________________________________________________________

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 General Policy 2 and Transport Policy 7 of the Strategic Plan.

Plans/Drawings/Information; This approval relates to the submitted documents, location/site plan, existing and proposed floor plans date-stamped as having been received on 3rd September 2020. ______________________________________________________________

Interested Person Status – Additional Persons

None _____________________________________________________________________________

Officer’s Report

1.0 THE SITE - 1.1 The application site is 8/8A Central Drive, Onchan, a three-storey end-of-terrace dwelling located on the southwest of Central Drive, close to its junction with Howstrake Drive. The property is currently vacant.

1.2 Central Drive is a two-way street running southeast to northwest. The street is popularised by a variety of terraced, semi-detached, and detached dwellings. There is no offstreet parking associated with this site. Parking is provided by on-street parking along both side of the Central Drive.

2.0 THE PROPOSAL - 2.1 The planning application seeks approval for the change of use from a commercial property on the ground floor (Class 1.1-1.3 or Class 2.1) and a flat on the first floor (Class 3.4) to a residential dwelling (Class 3.3). - 2.2 The proposed dwelling would have a lounge, a kitchen/dining room and a utility room on the ground floor; three bedrooms, a bathroom and a storage room on the first floor.

3.0 PLANNING HISTORY - 3.1 There is no planning application considered materially relevant to this application.

4.0 PLANNING POLICY - 4.1 In terms of the local plan, the site is designated as "Predominately Residential" in the Onchan Local Plan 2000. - 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." - 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 Onchan District Commissionaires has no objections to this application (22/09/2020). - 5.2 DoI Highway Services does no oppose this application (23/09/2020).

6.0 ASSESSMENT - 6.1 The key issues to consider are the suitability of the location for residential purposes and parking. - 6.2 The site is located in a residential area. The Local Plan designated the area as being Predominantly Residential. The proposal fits within the designation and is therefore acceptable. - 6.3 According to TP7, the proposed dwelling would need two parking spaces. However, 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 they have no objections. The street has plenty of on-street parking and the additional need for two car parking space does not create a shortage compare to the exisiting parking conditions,

7.0 CONCLUSION - 7.1 For the reasons that the proposal is considered to comply with General Policy 2 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 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 : Permitted Date: 16.10.2020 Determining officer

Signed : C BALMER Chris Balmer Principal Planner

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