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16/00630/C
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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 16/00630/C Applicant : Vanity House Proposal : Change of use of existing residential apartment to commercial use including hair and beauty treatment Site Address : Apartment 2 & Unit 1 Royal Buildings Main Road Onchan Isle Of Man IM3 1AP
Case Officer : Miss Lucy Kinrade Photo Taken : 19.07.2016 Site Visit : 19.07.2016 Expected Decision Level : Officer Delegation
Officer’s Report
1.0 THE SITE
1.1 The curtilage of the site comprises of the existing building on the corner plot of Royal Buildings, where Main Road and Royal Avenue meet. The building is currently being used as a beauty treatment business on the ground floor with a duplex apartment above. The duplex apartment is part of the 25 block apartments on the adjacent site (PA 05/01027/B).
2.0 THE PROPOSAL
2.1 The current proposal seeks planning permission for the change of use of the duplex apartment from residential to commercial. This will allow for the apartment to be used for business purposes and provide treatment rooms for hair and beauty.
2.2 The proposal will retain the ground floor unit as it is with only one addition of an internal door leading to the stairwell to the upper floors.
2.3 The first floor will comprise a reception area, 1 treatment room, a kitchen area for staff, a utility area to facilitate the needs of the business and a WC.
2.4 The second floor will comprise 3 treatment rooms and two bathrooms with showering facilities.
3.0 PLANNING POLICY
3.1 The site lies within an area designated on the Onchan Local Plan 2000 Map 1 as 'Mixed Use (Residential/Offices/Retail)'. It is also located within the Onchan Conservation Area.
3.2 It is also noted that the application site has been suggested for Registration and that the following policy of the Onchan Local Plan 2000 should be considered during the assessment of the application: "O/CARB/P/1 7.7 Where development is proposed for any building which is identified as within an existing or proposed conservation area or where the building is registered or on the list of buildings which are
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16/00630/C
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considered worthy of consideration for possible registration, special attention will be paid to the detail of such a proposal and no development will be permitted where this is detrimental to the character or appearance of the building or, in the case of buildings within an existing or proposed conservation area, the character or appearance of the area as a whole."
3.3 As such, the proposed use is compatible with that land use designation and the provisions of General Policy 2 are considered appropriate in this case as follows:
"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 space 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; (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan.
3.4 Also relevant in the assessment of this application is Environment Policy 35;
"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."
4.0 PLANNING HISTORY
4.1 There have been several applications over recent years for the development of the Royal Building Site. These applications range from office space to hotel use and residential use. The most recent was for the erection of a block of 25 apartments with parking in the basement and the refurbishment of the existing adjacent building to provide two shops or office units with a duplex apartment over. This was approved in 2005 under PA 05/01027/B.
4.2 There has since been 2 applications for the amendment of the corner building these include; PA 10/00162/B - Installation of replacement windows and; PA 10/00513/B - Reinstate slate canopy and shop front windows to premises.
5.0 REPRESENTATIONS
5.1 Onchan Commissioners have no objection to the current planning application (29/06/2016).
5.2 The Department of Infrastructure Highway Services initially requested that the applicant carried out a parking survey during hours of operations, due to Highways Division receiving numerous complaints from residents in the surrounding area regarding existing commercial properities utilising parking in residential areas 22/06/16. The agent subsequently submitted additional plans to Highways which were considered acceptable. Highways stated that they do not oppose the application on 01/08/16.
6.0 ASSESSMENT
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16/00630/C
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6.1 The application seeks approval for the change of use of the first and second floor of the existing corner building of the Royal Building site from residential use to commercial use. The most important issues to consider in the assessment and determination of this planning application are; i. the acceptability of the proposed manner of use of the building within the area; ii. the impact upon the amenity of neighbouring buildings and other users of the area; iii. the impact of the change of use upon parking and highway safety in the area.
6.2 The proposed change of use for the duplex apartment from residential to commercial/retail complies with the 'Mixed Use' designation of the Onchan Local Area Plan 2000 for the given site.
6.3 In accordance with the EP35 the proposed development only contains internal alterations that will not affect the external elements of the building and therefore will preserve the characteristics of the local Conservation Area. The minor internal alterations will also ensure the preservation of the building in its existing form to retain any future prospects for Building Registration.
6.4 Highways initially raised concerns over parking which was then addressed by the agent in a drawing date stamped and received 01/08/16 showing the provision of proposed parking for the application site.
6.5 The application site proposes to revert the whole corner back to its former commercial use. There are 4 spaces allocated for the site and it is noted that it is situated on a main bus route. It is expected that there shall be no adverse affect on the amenity of the surrounding area or on the amenity of the local highways.
6.6 The proposed change of use will provide the opportunity for further local business growth and benefit employment opportunity, this complies with Business Policy 1 of the Isle of Man Strategic Plan 2016 which states: "The growth of employment opportunities throughout the Island will be encouraged provided that development proposals accord with the policies of this Plan."
7.0 RECCOMMENDATION
7.1 For these reasons the proposal is recommended for an approval.
8.0 PARTY STATUS
8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, the following persons are automatically interested persons: (a) The applicant, or if there is one, the applicant's agent; (b) The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested; (c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material (e) The local authority in whose district the land the subject of the application is situated.
With effect from 1 June 2015, the Transfer of Planning & Building Control Functions Order 2015 amends the Town and Country Planning Act 1999 to give effect to the meaning of the word 'Department' to be the Department of Environment, Food and Agriculture unless otherwise directed by that Order.
Recommendation
Recommended Decision: Permitted
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16/00630/C
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Date of Recommendation: 12.08.2016
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 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 the drawings date stamped and received on 01/06/2016 and the parking plan received on 1st August, 2016.
I can confirm that this decision has been made by a Senior Planning Officer in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Decision Made : Permitted
Date: 16.08.2016
Determining officer
Signed : S CORLETT Sarah Corlett
Senior Planning Officer
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