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16/00786/CON Page 1 of 5
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 16/00786/CON Applicant : Mr David Higgins Proposal : Registered Building consent for the conversion of existing office accommodation into a dwelling (in association with 16/00785/GB) Registered Building Nos. 122 Site Address : Welch House Church Road Onchan Isle Of Man IM3 1BF
Case Officer : Miss Abigail Morgan Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Officer’s Report
1.0 THE SITE 1.1 The application site comprises the curtilage of a detached, Registered Building (RB 122) located on Church Road within the Onchan Conservation Area.
2.0 THE PROPOSAL 2.1 The proposed development comprises internal and external alterations to, and the change of use of, the building from its former office use, into a residential dwelling.
2.2 The proposed conversion includes external works to the building comprising of the installation of a new door, two windows and two rooflights on the rear elevation. The other three elevations of the building remain unchanged.
2.3 Both applications 16/00786/CON & 16/00785/GB have been considered together as they are for the same proposal.
3.0 PLANNING HISTORY 3.1 The application site has been the subject of a number of previous planning applications, three are considered to relevant to the assessment of this current planning application.
07/001137/GB & 07/001138/CON - Planning and Registered Building Consent for conversion the building into a dwelling, with internal and external alterations. Both approved.
93/00585/A - Approval in principle for conversion of office accommodation to residential dwelling - Approved.
3.2 In 2011 the applicant enquired about extending the time for implementing the 2007 approvals, which was not possible and there is no provision in the Registered Building Regulations 2005 to extend the period of consent.
4.0 REPRESENTATIONS 4.1 Onchan District Commissioners requested time extension for comments until meeting of 15 August. 18 August 2016 recommend that the planning application be approved.
4.2 DOI Highways in respect of 16/00785 only commented as follows;
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General Comments: It is stated that this application is a re-submission to the previously approved application (Ref: 07/01137/GB) which expired in 2011.
The Department of Infrastructure is satisfied that the proposed conversion will not have an detrimental impact on Church Road. The submitted plans indicate that the existing parking area provided to the rear of the property and accessed via Church View will be retained. The application form states that 2 spaces are provided which satisfies the parking standards set out in the Strategic Plan.
Recommendation: Having reviewed the supporting information, the Department of Infrastructure does not oppose this planning application subject to the following condition (DNOC)
5.0 PLANNING POLICY 5.1 The application site is located within a Conservation Area and the building is Registered.
5.2 In addition to the policies identifying general planning considerations that are applicable to the assessment of a planning application it is considered that the Isle of Man Strategic Plan contains two policies that are specifically material to the assessment of this current planning application.
5.3 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."
5.4 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."
5.5 In terms of local plan policy the application site is within an area that is designated as mixed use (residential/office/retail). Planning Circular 1/2000, which constitutes the written statement to be read in conjunction with the plan, contains one policy that is considered specifically material to the assessment of this current planning application. Policy O/CARB/P/1 states: "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 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."
5.6 Planning Policy Statement 1/01 - POLICY RB/5 ALTERATIONS AND EXTENSIONS is also relevant.
5.7 General Policy 2 requires that proposed developments do not adversely affect the character of the surrounding landscape or townscape. It also requires that development does not adversely affect the amenity of local residents or the character of the locality
6.0 ASSESSMENT
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6.1 The plans and submitted information are the same as those previously approved under 07/001137/GB & 07/001138/CON. The planning application seeks approval for the change of use of the building from office accommodation to a residential dwelling. The proposed conversion includes external works to the building comprising of the installation of a new door, two windows and two rooflights on the rear elevation. The other three elevations of the building remain unchanged. These changes are relatively minor and do not unduly affect the character of the Registered Building or the setting of the Conservation Area. There is a concurrent Registered Building application for the works to the building.
6.2 In terms of change of use the residential use of the building is in general accordance with the land use designation of the application site.
6.3 The proposed changes to the Registered Building were considered by the conservation officer under the 2007 applications whose comments were as follows;
"I have considered the content of the application with particular consideration to POLICY RB/5 ALTERATIONS AND EXTENSIONS as set out within Planning Policy Statement 1/01 together with policies Environment Policy 32 and 33 as set out within the Isle of Man Strategic Plan.
I visited the site in February 2006 with the Applicant's Agent and was able to view the property in its entirety. We discussed the agent's client requirements and I am able to confirm that this application represents those discussions.
The building was originally constructed between 1833 and1842 as an Infant School and has since been in use as a band practice room and an office until fairly recently. The renovation works carried out in 1970 (I understand in conjunction with the Isle of Man Victorian Society) included raising the gable end walls to allow the installation of the First Floor accessed via a staircase which 'came from a house which was being demolished at the time and the oak front door came from St Mary's Church in Douglas - it was the door to the Confessional'. The works also included the toilet and Kitchen installed beneath the stairs.
Externally, this application proposes the installation of two roof-lights, the creation of a door and screen and the partial blocking up of an existing door and installation of window over, all to the rear of the property. As the works are to the rear of the registered property and do not in my opinion adversely affect the character of the Registered Building or the Conservation Area within which it is located, I am content with these external proposals.
Internally, the works comprise the formation of a Kitchen which will involve the re-positioning of the door to the right hand room on the Ground Floor Plan annotated 'Office'. In addition, the staircase will need to be re-worked slightly and the partitioning used to create the existing w.c. under the stairs is removed to create a Bathroom. I am content with these internal works and the conversion of the property from office use to a dwelling given the former conversion in 1970. The main internal works only really affect the works carried out in the 1970's."
6.4 As the proposed works are the same as those applied for and approved in 2007 the above comments are considered to be still relevant and have been used to form part of the assessment.
6.5 It has been previously assessed that the development proposed is acceptable without detrimentally affecting the character of the building or its special architectural or historic interest or causing undue harm to local residential amenity. No significant material circumstances have altered since the 2007 approvals.
6.6 Therefore it is considered that the proposals complies with parts (b), (c) and (g) of General Policy 2 and the requirements of Environment Policy 32 and 33 and Planning Policy Statement 1/01.
7.0 RECOMMENDATION:
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7.1 On the basis of the above the application is recommended for approval.
8.0 PARTY STATUS 8.1 By virtue of the Town and Country Planning (Registered Buildings) Regulations 2013, the following 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; (c) Manx National Heritage; and (d) The local authority in whose district the land the subject of the application is situated
8.2 In addition to those above, the Regulation 9(3) requires the Department to decide which persons (if any) who have made representations with respect to the application, should be treated as having sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to the application.
8.3 In this instance, it is recommended that the following persons have sufficient interest and should be awarded the status of an Interested Person.
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 27.09.2016
Conditions and Notes for Approval: C : Conditions for approval N : Notes attached to conditions
C 1. The works hereby granted registered building consent shall be begun before the expiration of four years from the date of this consent.
Reason: To comply with paragraph 2(2)(a) of schedule 3 of the Town and Country Planning Act 1999 and to avoid the accumulation of unimplemented registered building consents.
C 2. No development shall commence until a full and comprehensive photographic survey of Welch House has been submitted to and agreed in writing by the Department.
Reason: In order to retain a record of the site in the interests of local history.
C 3. No works shall take place until details of the following items, to include plans, elevations and sections at a scale of (1:10) or (1:20) or as agreed following consultation with the Department have been submitted to and approved in writing by, the Department:
a) New Door to the rear; b) Windows to the rear;
The works shall not be carried out unless in accordance with the approved details.
Reason: To ensure the satisfactory preservation of this registered building.
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C 4. No development shall commence until a sample panel of the proposed stonework (to demonstrate lime mortar pointing, stone type and coursing) to be used has been erected on site and approved in writing by the Department. The approved sample panel shall be kept on site for reference until the development is completed. The development shall not be carried out unless in accordance with the approved details.
Reason: In the interests of the character and appearance of the Registered Building and surrounding area.
This approval relates to Location Plan and drawing nos: 07 0172/1 and 2 all date stamped received 8 July 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: 28.09.2016
Determining officer
Signed : S CORLETT Sarah Corlett
Senior Planning Officer
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