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17/00687/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 17/00687/B Applicant : Nelly Christian Proposal : Alterations and refurbishment to create 11 bedroom hostel, including construction of a bike storage room, alterations to the existing side entrance, and creation of 7 motorbike spaces in existing parking space. Site Address : 38 Murrays Road Douglas Isle of Man IM2 3HW
Case Officer : Miss S E Corlett Photo Taken :
Site Visit : 03.08.2017 Expected Decision Level : Officer Delegation
Officer’s Report
THE SITE 1.1 The site is the curtilage of an existing end of terrace dwelling which fronts onto the north eastern side of Murray's Road and sides onto the private access into Waverley Court old persons' accommodation. The dwelling is three storeys in height and has seven windows in the side of the main house and eleven and a door on the side of the rear annex facing onto the Waverley Court access. The arrangement of windows is symmetrical on the second and first floors but the windows on the ground floor do not match the position or size of those above. The windows are vertically proportioned and are currently plastic framed top hung casement opening types.
1.2 The property is one of very few properties in the street which have a pebble-dashed finish, the vast majority having their original smooth rendered and painted finish. The property is undergoing works which are covering over the dash in a matte, grey colour.
THE PROPOSAL 2.1 The property has planning approval for use as a House in Multiple Occupation through a Certificate of Lawfulness (16/01348/CLAW).
2.2 Proposed now is its conversion to a tourist hostel containing 11 bedrooms along with the construction of a cycle storage room and alterations to the existing side entrance. The applicant suggests that this facility will relate to Department of Economic Development's 2016-2021 Destination Management Plan which includes a demand for family friendly accommodation and multi-generational holidays. She describes the site as being a 5 minute walk from the Villa Marina bus stop and from where there is access to the airport, trams and buses and the applicant intends to make visitors aware of the Go Explore cards enabling them to travel on all bus and rail services. The applicant intends the hostel to be 4 star in quality and including a laundrette, communal kitchen, private kitchen, communal dining area, large sitting/business/reception area and separate men's and ladies' toilets on the ground floor.
2.3 The layout shows the following:
Bedroom 1: one bunk bed and en-suite (2 people) Bedroom 2: two bunk beds and en-suite (4 people) Bedroom 3: one small double bed and cot and en-suite (2 people and 1 baby)
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Bedroom 4: double bed, plus bunk bed with en-suite (4 people) Bedroom 5:/6: king size bed, two bunk beds and 1 cot and en-suite (6 people plus baby) Bedroom 7: king size bed and bunk bed with additional pull out bed and en-suite (5 people plus baby) Bedroom 8: two bunk beds and en-suite (4 people) Bedroom 9: bunk bed (2 people) Bedroom 10: bunk bed (2 people) Bedroom 11: double bed, bunk bed and cot and e-suite (4 plus baby) Bedroom 12: two bunk beds (4 people).
2.4 The rooms without en-suite facilities have a shower room with toilet on the same floor.
2.5 The ground floor will accommodate a sitting room, bar, dining room, hostel kitchen, communal kitchen and a laundrette with toilets and a storage room at the rear.
2.6 The front garden will be given over to a children's play area with motorcycle parking available on the corner of Murray's Road and the side road (although there is no dropped kerb to assist vehicles getting in and out of these spaces). A storage area for bicycles will be provided alongside the existing extension facing the side road in a new extension projecting out as far as does the laundrette annex. A barbecue area and seating area will be provided in the side garden which is enclosed by existing walling.
PLANNING HISTORY 3.1 Planning approval has been granted for a range of work to the property including blocking up other windows, removal of a chimney, replacement of the rear extension, none of which is relevant to the current application. Permission has also been granted for a range of different uses for this building - a residential nursing home, guest house, shop, residential accommodation and most recently a Certificate of Lawfulness of Use was granted for the use of the premises as a house in multiple occupation with self-contained, separate 1 bedroomed flat (16/01348/LAW) and alterations including the closing up of an existing window and the rendering over of the pebble dash finish.
PLANNING POLICY 4.1 The site lies within an area designated on the Douglas Local Plan of 1998 as Predominantly Residential. Whilst the Ballaquayle Road Conservation Area lies nearby, the site itself does not lie within a Conservation Area.
4.2 As such, the appropriate Strategic Plan policy to be applied to this development is as follows:
General Policy 2: 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:
(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 and (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 and (i) does not have an unacceptable effect on road safety or traffic flows on the local highways."
REPRESENTATIONS 5.1 Highway Services make the following comments:
"The proposal is to use a HMO/apartment block as tourist accommodation in the form of a hostel. The building is located at the end of a terrace of buildings and has no space for off street car
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parking; on street car parking is restricted by disc zone regulations. The proposal includes provision of off street motorcycle parking and bicycles will be provided for hire by residents. The applicant is committed to reducing journeys by car by promoting the use of public transport. The building is close to public transport links and has good pedestrian links with both services and tourist attractions.
Any use of this building will generate pedestrian and vehicular traffic and there is no possibility of providing off street car parking. The applicant has made efficient use of the available outside areas to provide off road motorcycle parking and covered bicycle parking.
Highway Services does not oppose this application subject the following condition:
Reason: To ensure that the strategic plan car parking standards are met in the interest of highway safety (14.07.17)."
5.2 Douglas Borough Council support the application, considering that the proposal will increase the range of tourist accommodation available with the capital and contains sustainable, innovative features as well as bringing life back to an old building (18.07.17).
5.3 Manx Utilities raise no objection subject to conditions which relate to compliance with the Sewerage Act 1999, which is not a material planning consideration as it relates to others' legislation (19.07.17).
ASSESSMENT 6.1 The issue in this case is whether the proposal to create 11 bedrooms of hostel accommodation would be acceptable in terms of the impact on those living in adjacent properties, highway safety and whether the proposals for parking would have any impact on the visual character of the property and the area in general.
6.2 It is important to bear in mind that whilst such accommodation would require registration with and accordance with the standards of Department of Economic Development Tourism Division, if the internal layout does not comply with their standards and regulations but could be changed, without material change to the thrust of what is being proposed, without the need for any further planning approval (internal changes do not generally require planning approval) then non-compliance with these regulations would not be a reason for refusal as it would refer to other legislation.
6.3 The issue is whether it is acceptable in planning terms to have an 11 bed tourist hostel here in place of a 12 bed House in Multiple Occupation with integral apartment.
6.4 The site is a good one in terms of access to facilities and public transport and the proposal involves sustainable transport (bicycle and motorcycle parking) rather than reliance upon the private car.
6.5 The continued use of the building should be encouraged and in order to be attractive to tourists it will need to be well maintained, as opposed perhaps to its use as an HMO where such residents have less choice in their place of residence. The proposed use as tourist accommodation is considered more suitable and the application is recommended for approval.
INTERESTED PERSON 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;
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(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 (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: 04.08.2017
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.
C 2. Prior to the use of the motorcycle parking areas as shown in the submitted plans, access must be provided via a dropped kerb.
Reason: To enable the spaces to be accessed safely and to avoid damage to the highway.
The advice and permission of the Department of Infrastructure is recommended in this respect.
C 3. Prior to the occupation of any dwelling the motorcycle parking and cycle storage areas shown in the approved plans shall be provided and remain free from obstruction thereafter.
Reason: To ensure that the strategic plan car parking standards are met in the interest of highway safety.
This approval relates to drawings PL/1004, PL/1006, PL/1000, PL/1001, PL/1002, both drawings reference PL/1003 and the layout generally shown in PL1007 and PL1008.
It should be noted that the internal layout is not specifically controlled through the planning system and approval must be obtained under other legislation relating to fire safety, Building Regulations and tourist accommodation registration.
I can confirm that this decision has been made by the Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Decision Made : Permitted
Date : 11.08.2017 Determining officer
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Signed : S BUTLER
Stephen Butler
Head of Development Management
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