Planning Officer Report

Planning Officer Report And Recommendations {{table:13140}}

Officer's Report

Introduction

1. This application seeks permission to convert part of an existing building, presently used for storage, as office accommodation with a public counter. The site is within an established residential area of Douglas and is also within a Conservation Area.

The Site

1. The application site is the curtilage of Homefield, 88 Woodbourne Road, Douglas. The site is situated on the corner of Woodbourne Road and Murrays Road and is occupied by a converted town house which is used as offices, a number of outbuildings, parking areas and lawned areas. Access to the site is from Woodbourne Road. The boundary of the site on Woodbourne Road has a relatively tall stone wall running along it. The site is currently occupied by the Department of Home Affairs. The car park provides spaces for staff and visitors.

The Proposal

1. This application seeks approval for the conversion of part of an existing outbuilding which is used partly as a workshop and partly as offices. The conversion would result in the workshop part of the building becoming offices with a public counter.

1. Externally the conversion would result in the existing garage-type roller door being replaced with a window and pedestrian entrance door.

1. The application is accompanied by a letter from the applicant which sets out the following:

"The present use of the Annex area is for the storage and servicing of Community Service Equipment and Community Probation Officer's accommodation which will be moved to another site.

It is intended to refurbish the existing office facility and convert the service/storage area into a new reception and public counter for the Department of Home Affairs and the Fire _ Rescue Service Fire Safety Unit.

The new reception will be staffed by two Fire and Rescue staff and, since the reduction in staff at the Homefield site earlier this year, the transfer of the Fire Safety Unit to this area will bring occupancy back to previous levels."

Development Plan Policies

1. The Douglas Local Plan Order 1998 designates the application site as Predominantly Residential. However the use of the site as offices has been established both in terms of the planning history (see below) and also by the fact that the site has been used as offices for such a period of time that it has become the lawful use.

1. Within the Isle of Man Strategic Plan, the following policies are judged to be relevant:

Environment Policy 35, which states:

"Within Conservation Areas, the Department will permit only development which would preserve or enhance the character or appearance of the Area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development."

Business Policy 7, which states:

"New office floor space should be located within town and village centres on land which is zoned for the purpose on the appropriate area plan; exceptionally, permission may be given for new office space:

• (a) on approved Business Parks for Corporate Headquarters which do not involve day to day callers; or
• (b) in buildings of acknowledged architectural or historic interest for which office use represents the only or most appropriate practicable and economic way of securing future use, renovation and maintenance."

Business Policy 8, which states:

"New office buildings should, in terms of height and mass, respect the scale and character of adjoining and nearby buildings and should accommodate parking space in accordance with the standards specified in Appendix 7 of the Plan."

Planning History

1. The following previous planning application is considered relevant to the determination of this proposal:

88/00406/B - Erection of two storey general store, adjacent to existing garage and re-roofing of garage, Civil Defence Headquarters. Permitted. 90/01173/B - Demolition of outbuildings to create car park. Permitted. 92/01225/B - Provision of new office accommodation and communications workshop with parking. Permitted. 94/01377/B - Alterations to create new access, new window, additional parking and footpath way, Civil Defence H.Q. Permitted. 97/00474/B - Creation of car park. Permitted.

Representations

1. Douglas Corporation does not oppose this application.

Assessment

1. The key issues to be assessed in the determination of this application are whether the conversion of part of the outbuilding to provide additional office space would cause harm to the character of the surrounding area, both in terms of impacts upon the Conservation Area and impacts of the use within a Predominantly Residential area of Douglas.

1. It is clear that the site has been used as offices for many years and the proposal would create what would in proportionate terms be a small amount of additional office floor space. The site

already attracts and provides for visitors and as such the incorporation of a public counter is not judged to be of any particular concern. It is worth noting that Woodbourne Road is a main road within Douglas and as such whilst being predominantly residential in terms of land uses, it is not judged that what is proposed here would undermine the existing residential character of the area.

1. BP7 and BP8 relate to the location of new office space and the design of such buildings. Given that the site has an existing office use and that the scale of development proposed is so small, it is considered that the application is acceptable when judged against this proposal.

1. The site is within a Conservation Area and as such any alterations must be assessed having regard to whether they would preserve or enhance the character or appearance of the area. The external alterations to the building would remove the existing garage door and replace it with a door and window fitted within a rendered wall. Whilst the appearance of the building would change, it is not judged that the character of the Conservation Area would be harmed.

1. It is concluded that the proposal is acceptable and accordingly planning permission should be granted.

RECOMMENDATION

1. Permitted.

PARTY STATUS

1. It is considered that the following parties, who submitted comments, accord with the requirements of Planning Circular 1/06 and are therefore, afforded Interested Party Status:

Douglas Corporation

Recommendation

Recommended Decision: Permitted

Date of Recommendation: 16.11.2011

Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal

• : Notes attached to refusals

C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.

C 2. This permission relates to the conversion of workshop/office to office accommodation with public counter, Homefield, 88 Woodbourne Road, Douglas as shown by 01, 02, 03, 04 and 05 received 12th October 2011.

I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager.

Decision Made: Permitted Date: 21 November 2011

Signed: Michael Gallagher Director of Planning and Building Control

OR

Signed: Jennifer Chance Development Control Manager