Officer Report

Application No.: 15/00064/GB Applicant: Celtic Investments Limited Proposal: Alterations to and conversion of former office building to a residential dwelling (in association with 15/00065/CON) Site Address: 3 The Parade Castletown Isle of Man IM9 1LG Case Officer : Miss Melissa McKnight Site Visit: 03.02.2015 Expected Decision Level: Officer Delegation

Officer’s Report

1.0 THE APPLICATION SITE - 1.1 The application site is the curtilage of Registered Building 59, No. 3 The Parade, a three storey end terraced building located on the north eastern side of The Parade in Castletown. The application site also lies within the Castletown Conservation Area. - 1.2 The building was registered on 24th February 1984 by reason of its architectural or historic merit. Immediately adjoining the application building on the north western elevation is No. 2 The Parade which is also a Registered Building, No. 71.

2.0 THE PROPOSAL - 2.1 This current planning application seeks approval for the conversion of No. 3 The Parade to a single dwelling from offices. - 2.2 Also proposed are a number of internal alterations in the form of removal and creation of internal walls and openings. - 2.3 The following external alterations area proposed:

• - The installation of three Velux conservation roof lights each measuring 0.7 x 0.8metres.
• - Replacement of some, if not all windows to timber Georgian sash and case double glazed units that would match the existing opening method and glazing pattern of the existing windows.
• - Installation of full height windows at first floor level on the ground floor to match No. 2 The Parade which would reinstate the original length and appearance that the original windows would have had.

3.0 PLANNING HISTORY - 3.1 The application site has been the subject of four previous planning applications, all of which were all granted planning approval and have been listed below: PA 98/02137/GB: Erection of CCTV dome.

PA 96/00697/B: Conversion from dwelling to office accommodation. PA 87/04496/C: Change of use of dwelling to office accommodation and garage. PA 87/04670/A: Approval in principle to convert dwelling to office accommodation

4.0 PLANNING POLICY - 4.1 In terms of local plan policy, the application site is an area zoned as Mixed Use under the Area Plan for the South 2013. As previously mentioned the application site is within the Castletown Conservation Area. - 4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains seven policies that are considered specifically material to the assessment of this current planning application:

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:

• (a) is in accordance with the design brief in the Area Plan where there is such a brief;
• (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;
• (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses;
• (e) does not affect adversely public views of the sea;
• (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks;
• (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;
• (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan;
• (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding;
• (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and
• (n) is designed having due regard to best practice in reducing energy consumption."

• Environment Policy 32 states: "Extensions or alterations to a Registered Building which would affect detrimentally its character as a building of special architectural or historic interest will not be permitted."
• Environment Policy 33 states: "The change of use of Registered Buildings will only be permitted if the proposed use is appropriate and any alterations associated with the change are not detrimental to its character as a building of special architectural or historic interest."
• Environment Policy 34 states: "In the maintenance, alteration or extension of pre-1920 buildings, the use of traditional

materials will be preferred." Environmental Policy 35 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." Transport Policy 4 states: "The new and existing highways which serve any new development must be designed so as to be capable of accommodating the vehicle and pedestrian journeys generated by that development in a safe and appropriate manner, and in accordance with the environmental objectives of this plan." Transport Policy 7 states: "The Department will require that in all new development, parking provision must be in accordance with the Department's current standards."

4.3 Planning Policy Statement 1/01 - Policy and Guidance Notes for the Conservation of the Historic Environment of the Isle of Man sets down the policies in relation to the conservation of the built environment of the Isle of Man, including policy for the identification and protection of historic buildings, conservation areas and other elements of the environment. This policy statement contains three policies that are considered specifically material to the assessment of this planning application:

Policy RB/3: GENERAL CRITERIA APPLIED IN CONSIDERING REGISTERED BUILDING APPLICATIONS; "The issues that are generally relevant to the consideration of all registered building applications are:-

• o The importance of the building, its intrinsic architectural and historic interest and rarity, relative to the Island as a whole and within the local context;
• o The particular physical features of the building (which may include its design, plan, materials or location) which justify its inclusion in the register; descriptions annexed to the entry in the register may draw attention to features of particular interest or value, but they are not exhaustive and other features of importance, (e.g. Interiors, murals, hidden fireplaces) may come to light after the building's entry in the register;
• o The building's setting and its contribution to the local scene, which may be very important, e.g. Where it forms an element in a group, park, garden or other townscape, or where it shares particular architectural forms or details with other buildings nearby (including
• other registered buildings)."

• RB/4: USE: "In considering a proposal for change of use of a registered building, the principal aim should be to identify the optimum viable use that is compatible with the fabric, interior and setting of the building, all of which affect its special character as a building of merit. An applicant, will have to illustrate that the effect of any proposed changes upon the architectural and historic interest of the building will be minimised."
• RB/5: ALTERATIONS AND EXTENSIONS: "In considering whether to grant planning approval for development which affects a registered building or its setting and in considering whether to grant registered building consent for any works, the Department shall have special regard to the desirability of

preserving the building or its setting or any features of special architectural or historic interest which it possesses.

Registered Building consent is required for the building's alteration in any way which would affect its special architectural or historic character. There will be a general presumption against alteration or extension of registered buildings, except where a convincing case can be made, against the criteria set out in this section, for such proposals.

Applicants for registered building consent for alteration or extension to a registered building must be able to justify their proposals. They will be required to show why the works which would affect the character of the registered building are desirable or necessary and they should provide full information to enable the Department to assess the likely impact of their proposals on the special architectural or historic interest of the building and on its setting. Where registered buildings are the subject of successive applications for alteration or extension, consideration will also be given to the cumulative effect upon the building's special interest as a result of several minor works which may individually seem of little consequence."

4.4 In terms of Planning Circular 1/98: The Alteration and Replacement of Windows sets down the policies in respect of the alteration or replacement of windows. (Part 5 Category a) Registered Building states:

"If the original windows are in place they should preferably be repaired. If repair is impracticable, replacement windows must be the same as the originals in all respects, including the method of opening, materials and detailed designs. This policy will be strictly applied other than where the particular circumstances are so exceptional to justify a relaxation."

5.0 REPRESENTATIONS - 5.1 Castletown Commissioners have no objection to the current proposal (03/02/2015).

6.0 ASSESSMENT - 6.1 There are five key issues to consider in the assessment of this current planning application which are as follows:

• 1) Whether the use of the building as a dwellinghouse would be satisfactory in this location;
• 2) Whether the use would undermine the amenity of other users within the locality;
• 3) Would the conversion of the building to a dwellinghouse provide satisfactory amenity standards in itself;
• 4) The impact of the conversion and associated alterations upon the character of the Registered building; and
• 5) The impact upon parking.

- 6.2 USE OF THE BUILDING AS A DWELLINGHOUSE IN THIS LOCATION

• 6.2.1 The planning history of the site indicates that No. 3 The Parade was originally a residential property. The conversion of the building to a dwelling from offices would be reinstating the original use of the building and given that the building is within an area zoned as Mixed Use, the proposal does not raise any significant issues in principle.

- 6.3 USE UPON AMENITY OF LOCALTY

• 6.3.2 The use of the premises as a residential property would likely generate no more, or indeed less, coming and goings than its current use as offices particularly throughout the day time which could result in a more neighbourly use for those in the immediate vicinity along with more parking facilities. Notwithstanding this, the site is located within the town centre so constant traffic and pedestrian movements would not be uncommon.

• 6.3.2 An additional dwelling in the town centre could add to the support of local services and amenities (shops, public houses, restaurants, churches etc) and is not considered in this case to have an adverse impact on the town and amenity of the locality. It may be that the operation of the retail units and nearby public houses could have the potential of causing nuisance to the residents of this unit.
• 6.3.3 There are other dwellings within the immediate vicinity of the application site and residential units above commercial and office units in the town and as such this development is not judged to undermine character of the area or impact upon existing users.
• 6.4 AMENITY STANDARDS IN ITSELF

6.4.1 In terms of whether the dwelling would provide adequate amenity standards in itself, the proposal does not provide a reasonable garden area but there is a rear yard that would provide some private external amenity space. The application building is very spacious internally and given that the site is within the town centre and within close walking distance to the harbour and beach, it is considered that the lack of garden space, which would not necessarily be a common feature for a town house to provide, is not considered that significant to warrant a reason for refusal. Moreover, future occupiers would be aware that the dwelling has no private outdoor space, and would be able to make their decisions as to whether to occupy it in light of that knowledge.

• 6.4.2 It is essential that the principal rooms of a dwellinghouse, or any other residential unit for that matter, have a pleasant and clear outlook. The reception room, living and dining area, master bedroom would all front The Parade and the study, kitchen and rear second floor bedroom would overlook car park with possible views from the upper floors towards harbour. It is considered that the views from the principal rooms, living room and reception room, would have a pleasant outlook and all rooms would not be short of receiving natural light and have a poor outlook generally.
• 6.4.3 It is considered that the conversion of the building to provide a dwellinghouse would provide more than adequate living conditions and as such is considered acceptable in this regard.

- 6.5 CHARACTER OF REGISTERED BUILDING

• 6.5.1 The building, as viewed from The Parade and the long stay car park, currently appears worn, tired and disused. The works proposed and use of the building would bring the building back to life and would prevent the Registered Building falling into more dilapidation.

• 6.5.2 There are a number of internal alterations proposed that comprises a number of internal wall and opening alterations with a number of former openings being reinstated. The reinstatement of the first floor window length is very much welcomed as this would reestablish the original window length and would also balance the appearance of the application building as viewed alongside No. 2 The Parade. The proposed replacement windows would also have the same opening method as the original windows that would have once been in situ and the Georgian style would also be appropriate within the street scene, having a similar appearance of a number of windows on nearby buildings.

• 6.5.3 Turning to the proposed roof lights, given the width of The Parade the proposed roof lights would be visible from the street scene. However, the roof lights would be conservation style and would follow on from No. 2 The Parade and would not be considered to be incongruous or out of keeping within the street scene of The Parade or the locality in general.
• 6.5.4 Although not Registered Buildings, 1, 3 And 5 Queen Street each have three roof lights on the front roof slope, The Isle of Man Bank which is a Registered Building has two roof lights on the front roof slope as does The George Hotel, which is not a Registered Building.
• 6.5.5 On assessment, the proposed internal and external alterations are not considered to detrimentally affect the fabric or the character of the building with a number of the works proposed, particularly the first floor window alterations and replacement windows considered to enhance the overall appearance of the building.
• 6.6 IMPACT UPON PARKING

• 6.6.1 The proposed conversion of the building to form a single dwelling would potentially reduce the number of vehicles associated with the property which would benefit the parking situation within the immediate area. It is judged that in this regard the proposed development would represent an improvement over the existing situation.

• 6.6.2 There is no parking dedicated to this unit. However, again this is not unusual for a town house within a town centre. There is parking available within Market Square, within the public car park immediately to the rear of the application site and further parking available within walking distance to the site.
• 7.0 RECOMMENDATION

7.1 For the reasons set out above, it is concluded that the application accords with the provisions set out in General Policy 2, Environment Policy 32, 33, 34 and 35 and Transport Policy 4 and 7 of the Isle of Man Strategic Plan, RB/3, RB/4 an RB/5 of Planning Policy Statement 1/01 and Planning Circular 1/98 and as such the planning application is recommended for approval. - 8.0 PARTY STATUS

8.1 In line with Article 6(4) of the Town and Country Planning (Development Procedure) (No2) Order 2013, the following Persons are considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to the application: the applicant or, if there is one, the applicant's agent; the owner and occupier of the land the subject of the application, Highway Services, and the Local Authority in whose district the land the subject of the application sits.

Recommendation Recommended Decision: Permitted Date of Recommendation:

09.03.2015

Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval

• N : Notes attached to conditions R : Reasons for refusal
• O : Notes attached to refusals

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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.

This approval relates to DWG No: PTA-157-01, PTA-157-14 and PTA-157-24, Supporting Statement, and window details all date stamped as received on 21st January 2015.

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

Decision Made : Permitted Date : 13.03.2015 Determining officer (delete as appropriate) Signed :…………………………………….. Chris Balmer Senior Planning Officer Signed :…………………………………….. Sarah Corlett Senior Planning Officer Signed: Michael Gallagher Michael Gallagher Director of Planning and Building Control Signed :…………………………………….. Jennifer Chance Head of Development Management