Refurbishment works and erection of extension to shops and conversion of existing loft to create an additional apartment
Site Address:
3, 3A & 5 Douglas Street Peel Isle Of Man IM5 1BA
Case Officer:
Mr A Holmes
Photo Taken:
Site Visit:
Expected Decision Level:
Officer Delegation
The Application Site
The application site comprises a parcel of land located on Douglas Street in Peel. The site contains a two-storey building fronting onto Douglas Street that contains two shops with associated storage at ground floor level and a single apartment above at first floor level. The ground floor storage extends further to the rear than the upper floor apartment and adjoins a rear yard that is used for general parking.
The Proposal
The proposed development comprises refurbishment works, the erection of an extension to the shops and the conversion of an existing loft to create an additional apartment.
Planning History
The application site has not been the subject of any previous planning applications that are considered specifically material to the assessment of this current planning application.
Planning Policy
In terms of local plan policy, the application site is within an area recognised as being within predominantly residential use under the Isle of Man Planning Scheme (Peel Local Plan) Order 1989. The application site is located within Peel's Conservation Area.
In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains two 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 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."
REPRESENTATIONS
Peel Town Commissioners recommend that the planning application be approved.
The Department of Infrastructure Highways Division do not oppose the planning application.
The Manx Electricity Authority expresses an interest in the planning application. The contents of their representation relate to considerations that are not material to planning.
ASSESSMENT
The planning application seeks planning approval for refurbishment works, the erection of an extension to the shops and the conversion of an existing loft to create an additional apartment. The proposal was the subject of on-site pre-application discussion with the applicant's agent and subsequent discussion with the Building Conservation Officer.
The main considerations in the assessment of the proposed development are considered to be i) the impact on public amenity in terms of effect on street scene; ii) the impact on character and appearance of the Conservation Area; iii) the impact on private amenity of existing properties within the surrounding area; iv) the acceptability of the living environment of the proposed apartment; and v) the impact on highway safety especially in respect of car parking provision.
In respect of the impact on public amenity the main consideration is the view of the application site from and along Douglas Street. The proposed development does not change either the ground floor or the first floor on this elevation. The change is an increase in overall height through a new roof construction from an existing ridge height of 8.8 metres to a new ridge height of 9.2 metres and the introduction or two pitch roof dormers and two roof lights. It is considered that the extent of change proposed is relatively modest and given the variety of buildings of different heights and designs within the surrounding area the proposed increase in height and introduction of dormer windows and roof lights is acceptable.
As the yard to the rear of application is publicly accessible it is appropriate to consider the impact of the proposed development on public amenity from this position. Having visited the site it can be seen that the rear elevation of the existing building is in a poor state of repair and what exists is a mixture of extensions and alterations that appear to have been added a various times in the past. The proposed development is considered to tidy up and improve this elevation. The addition of pitched roof dormers on this elevation is not harmful to public amenity.
In terms of impact on the character and appearance of the Conservation Area the proposed development is considered to be in keeping with the area. The increase in height is modest and does not appear out of keeping with the area and the additional features such as dormer windows are acceptable additions to the area. Overall, it is considered that the proposed development suitably preserves the character and appearance of the Conservation Area.
Given the location of the application site, the extent of what is proposed and the relationship with existing residential properties within the surrounding area it is considered that the impact on private amenity is low.
As for the living environment of the proposed apartment within the roof space it is considered that such environment is acceptable. The use of dormer windows and roof lights provides sufficient natural light and some degree of outlook that is not significantly different to that of the existing apartment on the floor below.
Turning to the impact on highway safety the main consideration is car parking provision. Whilst the application site provides no on-site car parking provision there is considered to be sufficient grounds for this to be acceptable. Firstly, the site is located within the centre of Peel and living there without a car could be entirely feasible. Secondly, the site is within Peel's Conservation Area and the provision of on-site parking would be likely to be detrimental to the character and appearance of that area. Thirdly, significant parking areas exist within the surrounding area and the land immediately to the rear of the site offers parking space.
In accordance with Appendix 7 of the Isle of Man Strategic Plan 2007 these grounds are considered to be sufficient to relax car parking requirements.
The proposal is not considered to affect any other obvious material planning consideration.
Recommendation
It is recommended that the planning application be approved.
Party Status
It is considered that the following parties that made representations to the planning application should be afforded interested party status:
Peel Town Commissioners.
It is considered that the following parties that made representations to the planning application should not be afforded interested party status:
The Department of Infrastructure Highways Division; and The Manx Electricity Authority.
Recommendation
Recommended Decision:
Permitted
Date of Recommendation:
09.01.2012
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 approval relates to drawing no.s 01 rev. P1, 02 rev. P1, 03 rev. P1, 04 rev. P1 and 05 rev. P1 date stamped the 10th November 2011.
I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager/ Senior Planning Officer.
Decision Made : Permitted Date : 11/12/12
Determining officer (delete as appropriate)
Signed: _________________________ Anthony Holmes Senior Planning Officer
Signed: _________________________ Michael Gallagher Director of Planning and Building Control
Signed: _________________________ Sarah Corlett Senior Planning Officer
Signed: _________________________ Jennifer Chance Development Control Manager
Copyright in submitted documents remains with their authors. Request removal
