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Application No.: 17/00128/B Applicant: Mr Bernie Hogel Proposal: Conversion of first floor banking offices (Class 4) to a residential apartment involving rendering works and installation of replacement windows Site Address: Former Isle Of Man Bank 4 Prospect Terrace Woodbourne Road Douglas Isle Of Man IM1 3AL Case Officer : Mr S Butler Photo Taken: 25.07.2017 Site Visit: 25.07.2017 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 08.09.2017 _________________________________________________________________
C : Conditions for approval N : Notes attached to conditions
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 form, plans and supporting information date stamped as being received on the 6th February 2017 and 19th April 2017.
Including references 17/2598/01 17/02598/02 17/2598/03
17/2598/10 and supporting statements _______________________________________________________________ Interested Person Status – Additional Persons None _____________________________________________________________________________
1.0 SITE - 1.1 The site comprises a four storey building within the Douglas Conservation Area. It is within a row of commercial properties (shops, takeaways etc.) and fronts onto Woodbourne Road with a narrow access road to the rear. - 1.2 The building currently has aluminium windows. At the front these comprise two equally sized panes (contrary to the neighbouring buildings where the windows have a number of smaller panes). The ground floor render is grey, the upper-floors is cream with some staining/rust marks. A key feature of interest for the Conservation Area is the three columns on the front elevation. - 1.3 The ground and 1st floors were most previously used as a bank but are currently vacant. The 2nd and 3rd floors are existing apartments. To the rear of the site is a small area currently used for parking (within which a pile of rubbish was observed on 25/07/17). There are no spaces marked out within the area, which measures approximately 8m by 4.3m.
2.0 THE PROPOSAL The external alterations are relatively modest comprising replacing all the existing windows with uPVC (retaining the fenestration). The ground floor will be re-clad to match the existing upper floors. In addition, the 1st floor will be converted from a vacant bank to residential. - 3.0 PLANNING HISTORY
3.1 There are a number of previous applications for the site but none are considered materially relevant to the determination of the current application. - 4.0 DEVELOPMENT PLAN POLICIES
4.1 The site is within an Area of Predominantly Shopping Use on the Douglas Local Plan and within a Conservation Area.
4.2 The following policies of the Strategic Plan (2016) are considered relevant. - 4.3 General Policy 2 which sets out various requirements in relation to developments, including those set out below. "…
4.4 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". - 4.5 Housing Policy 4: New housing will be located primarily within our existing towns and villages, or, where appropriate, in sustainable urban extensions of these towns and villages where identified in adopted Area Plans… - 4.6 The proposal is for the conversion of a 1st floor to an apartment within an area that is designated as Predominantly Residential. Housing Policy 17 sets out the tests that should be applied for the conversion of buildings into flats within residential areas, however is still relevant in that it identifies some of the detailed issued associated with the conversion of buildings into flats. It states, " The conversion of buildings into flats will generally be permitted in residential areas provided that:
4.7 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". Appendix 7 indicates that for apartments, the standard is, "1 space for 1 bedroom; 2 spaces for 2 or more bedrooms". It also states that, "These standards may be relaxed where development:
5.1 Highway Services originally commented (10/03/17), "The proposal is to change the use of the 1st floor of a 4 storey building from office use associated with the ground floor use as a bank to a self contained 3 bedroom apartment. The 2nd and 3rd floors are self contained apartments; there are 3 off road parking spaces provided at the rear of the building. The apartment requires 2 off road car parking spaces to be provided however no additional parking is parking is being provided and there is no information regarding the allocation of the existing spaces or a justification for accepting a new large apartment with no parking provision. Highway Services requests that the application is deferred to allow the applicant to provide the information required for the policies in the Strategic Plan to be met".
5.2 Highway Services subsequently commented (04/07/2017), "I am now in receipt of additional information from the agent. It has been confirmed that 1 of the 3 parking spaces associated with the building will be allocated to the proposed ground floor apartment. Whilst the original consultation response requested 2 parking spaces, it must be noted the site is located in a sustainable location with nearby local amenity and public transport links. It is for this reason that 1 space is considered acceptable. Notwithstanding the extant use where car parking demand will have been higher to accommodate staff of the bank, the proposals are
considered on balance to be acceptable. Please attach the following condition to any future consent:
The parking space shall be reserved solely for the occupiers of the ground floor apartment as shown on the approved plans unless otherwise agreed in writing by the Department. Reason: In the interest of highway safety".
5.3 Following further discussion in relation to the size of the spaces, Highway Services commented (07/09/2017), "Further to Planner's concerns in relation to the car parking spaces not being 5m in length I comment as follows: I agree that the length of the spaces as measured on the site are 4.3m and 4.45 (on the south end) and agree whilst not in strict accordance with the new document Manual for Manx Roads, they are adequate for the majority of smaller vehicles. Notwithstanding the above, it is noted that other vehicles at adjacent properties overhang the lane in addition to the fact that many of the wheelie bins and commercial waste bins create a 1m safety margin by pushing vehicles further away from where such vehicles park. The proposals are therefore considered acceptable. Please attach the same conditions as recommended previously". - 5.4 Douglas Borough Council indicated no objection (10/03/2017).
6.1 The principle of a residential development within a shopping area and the impact on neighbouring properties and uses (HP4 and GP2). Housing Policy 4 supports new development within Douglas. The area is allocated as "Predominantly" Shopping. The proposal would not convert the ground floor use. The upper floors are already apartments, as appears to be the case with other properties in the area.
6.2 The impact of the development on the Conservation Area (EP35). The proposal would have a minimal but positive impact on the appearance of the building and therefore the wider Conservation Area. - 6.3 The quality of the resulting accommodation for future occupiers (GP2). The accommodation would be similar to the existing residential accommodation on the upper floors of the building and in nearby buildings. There is some (albeit limited) outside space for bin storage and parking (see the latter point below). - 6.4 Traffic Safety and Parking (GP2 and TP7). In light of the detailed comments from DOI Highway Services this is considered to be acceptable subject to a condition.
7.1 A positive recommendation is made, including proposed conditions. 8.0 INTERESTED PERSON STATUS
8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 (Article 6(4), the following persons are automatically interested persons:
8.2 The decision maker must determine:
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: 08.09.2017 Determining officer
Signed : S CORLETT Sarah Corlett Senior Planning Officer
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