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16/01052/C
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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 16/01052/C Applicant : Mr & Mrs Stuart Blackley Proposal : Additional use of tourist cottage as residential Site Address : Harry's Cottage Old Smokehouse Yard Factory Lane Peel Isle of Man IM5 1NA
Case Officer : Miss S E Corlett Photo Taken : 06.10.2016 Site Visit : 06.10.2016 Expected Decision Level : Officer Delegation
Officer’s Report
THE SITE 1.1 The site is the footprint of an existing building which is used for tourist accommodation. This was approved through the conversion of a former store under PA 08/00515/B. In the assessment of that proposal, the reporting officer noted the following:
"The building's existing use for storage is redundant and the building is of historical merit so as to warrant its retention. The proposal is considered to retain the character of the building and a new use would provide protection from the loss of what is an asset to the Conservation Area. As such it is considered that the principle of converting the building to tourist use is acceptable and that the proposed works would represent an enhancement to the Conservation Area."
1.2 The building is a two storey unit which provides a single bedroom and bathroom on the first floor and a kitchen, dining and living area. The unit has one dedicated parking space shown on the application plans and there are parking spaces immediately alongside which appear to be shared with other properties. There is a "no parking" sign attached to the cottage to the left of the front door allowing for a vehicle to be parked there and clear access through the door into the property.
THE PROPOSAL 2.1 Proposed is the additional use of the property for permanent residential use. Currently the occupation is restricted by planning condition to individual lets not exceeding four weeks in duration.
2.2 No changes to the building are proposed.
2.3 The applicant has confirmed that there is one space associated with the cottage directly in front of the property: the other spaces next to it belong with 1, Smokehouse Yard, 2, Smokehouse Yard and 23 Michael Street.
PLANNING POLICY 3.1 The site lies within an area designated on the Peel Local Plan as Mixed Use and within the town's Conservation Area. Within the Written Statement of the Local Plan there is a presumption in favour of the refurbishment and amalgamation of properties within the town under the Residential section, in order the ensure the retention of historic areas by the alternative use of buildings in these areas. It also states that due to the restricted nature of some areas, the parking requirement
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16/01052/C
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of 1.5 spaces per dwelling will be treated with discretion. This mirrors the provision in Appendix Seven of the Strategic Plan although the general requirement for residential properties there is two spaces. It should be noted in this case that there is only one bedroom in the property: the Strategic Plan standard for one bedroomed flats is one space.
REPRESENTATIONS 4.1 Peel Town Commissioners raise no objection provided that two off street parking spaces are provided (21.09.16). They confirm on 17.10.16 that they have no objection to the application.
4.2 Highway Services suggest that the proposal is to make use of an existing 1 bedroom tourist unit as residential accommodation. The 2 storey house is located within a courtyard shared by 2 other properties; there are 5 car parking spaces indicated within the courtyard. No details are provided regarding the ownership or allocation of the car parking spaces, or of the size of the adjacent dwellings therefore it is not possible to assess if the car parking provision is adequate. Tourist use is likely to require 1 car parking space on a temporary basis; residential use requires 2 parking spaces and they will be in use all year. Residential use will place a greater strain on car parking provision than tourist use. Highway Services request that the application is deferred until this matter is resolved (03.10.16). They no longer raise any objection following the clarification of the parking situation (04.11.16).
PLANNING HISTORY 5.1 There have been no previous applications for this property other than the conversion from storage to tourist accommodation (see above).
ASSESSMENT 6.1 The use of the building as residential is compatible with the land use designation and with adjacent land uses. The issue in this case is whether the change would result in an additional requirement for car parking which cannot be met and which would result in an adverse impact on highway safety. There is one space available to the property off the highway.
6.2 The parking requirement for a dwelling is two spaces although one bedroomed apartments require only one space. The unit provides around 49 sq m of floorspace which would be able to accommodate 2 persons on a permanent basis but this is by no means spacious. It is considered, given this size, that one parking space for this property even as used as a permanent residence would be sufficient and this is available to the property.
6.3 The Strategic Plan is clear that the parking standards may be relaxed where the proposal would result in the preservation of a sensitive streetscape or is otherwise of benefit to the character of a Conservation Area and is within a reasonable distance of an existing or proposed bus route and it can be demonstrated that a reduced level of parking will not result in unacceptable on street parking in the locality (Appendix Seven). This site is in a town centre, within an historic streetscape and where the incidence of parked vehicles can be not only a highway safety issue but also a visual concern. In this case there is an on site parking space which is available for the property and given the size of the unit, this is considered adequate.
6.4 The proposal is considered acceptable.
PARTY STATUS 7.1 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; (d) Highway Services Division of Department of Infrastructure and
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16/01052/C
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(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 Date of Recommendation: 04.11.2016
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 decision relates to drawing 4.2.08 and the site and the location plan all received on 14th September, 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: 04.11.2016
Determining officer
Signed : C BALMER
Chris Balmer
Senior Planning Officer
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