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Application No.: 16/01210/B Applicant: Mr & Mrs David Birch Proposal: Conversion of property to provide residential accommodation including creation of first floor, new vehicular access and external alterations to provide parking. Site Address: Methodist Sunday School Glen Road Laxey Isle Of Man IM4 7AH Case Officer : Mr Chris Balmer Photo Taken: 14.12.2017 Site Visit: 14.12.2017 Expected Decision Level: Officer Delegation
1.0 THE APPLICATION SITE - 1.1 The application site is the curtilage of the former Methodist Sunday School, Glen Road, Laxey, which is a traditional detached property sited on the northern side of Glen Road within the Laxey Conservation Area. - 1.2 The existing building gable end which faces the Glen Road is rendered, whilst the side elevations are finished with Manx stone. The building roof is finished with natural slate. The front of the existing building is bounded by a stone wall to the highway. - 1.3 Glen Road is characterised by a mix of dwelling types of different forms, design and layout. The neighbouring dwellings to the west of the site, Thie Glenwood and Thie Gennal, are a pair of traditional semi-detached cottages, one and half storeys in height. To the east is the Police House which is part single, part two storeys in height. The buildings in the immediately area are a mixture of single and two storey properties, mainly traditional in appearance.
2.0 THE PROPOSAL - 2.1 The planning application seeks approval for the conversion of property to provide residential accommodation including creation of a first floor, new vehicular access and external alterations to provide parking.
3.0 PLANNING HISTORY - 3.1 The previous planning application is considered relevant in the determination of this application. - 3.2 Demolition of existing building and erection of a pair of semi-detached dwellings with parking - 15/00196/B - REFUSED at Appeal for the following reasons:
"R 1. The evidence submitted in respect of the structural stability of Methodist Sunday School is clear that it can be retained, and possibly could therefore be used in redevelopment proposals and thereby protect the existing character of the Area. In view of the important contribution Methodist Sunday School makes to the Glen Road streetscene, and the fact that it is within a Conservation Area, is such as to mean that the application is contrary to General Policy 2 and Environment Policy 35 of the Isle of Man Strategic Plan 2007.
4.0 PLANNING POLICY - 4.1 In terms of local plan policy, the application site is within an area recognised as being Predominantly Residential within Laxey's Conservation Area under the Laxey and Lonan Area Plan Order 2005 Map No. 1. There is one policy within the written statement that accompanies the local plan, considered specifically material to the assessment of this current planning application: - 4.2 Policy L/CRB/PR/4 states: "Where an area is designated as a Conservation Area, special attention must be paid during the consideration of all planning applications within the area, to the desirability of preserving or enhancing its character or appearance in accordance with the Town and Country Planning Act 1991 (12.(4)." - 4.3 The Isle of Man Strategic Plan contains two policies that are considered specifically material to the assessment of this current planning application. - 4.4 General Policy 2 states: "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:
4.5 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." - 4.6 Transport Policy 4 states: "The new and existing highways which serve any new development must be designed so as to be capable of accommodating the vehicle and pedestrian journeys generated by that development in a safe and appropriate manner, and in accordance with the environmental objectives of this plan." - 4.7 Housing Policy 17 states: "The conversion of buildings into flats will generally be permitted in residential areas provided that:
5.1 Garff Parish Commissioners have recommended an approval (received on 06.02.2017) - 5.2 Department of Environment, Food and Agriculture - Wildlife Directorate make the following comments (received on 01.03.2015):
"I have a note here that says 'Bat report provided (Sept). No evidence of use.' On that basis I didn't comment on 16/01210/B. Perhaps the report hasn't reached your files. I'm not sure which application it would have been a response to. Possibly the 2015 one. I could dig in the files if you need further details."
5.3 Highway Services have indicated the following (received on 18.06.2015):
"The proposal is to use an old Sunday school building as a residential dwelling. The existing site has no vehicular access and the proposal includes 2 off road car parking spaces accessed via a private track.
The private track has not been included in the red line area and as such the proposed car parking spaces cannot access the public highway.
If the track is to be used the access width and the available visibility splays should be included within the application. The manoeuvring space appears to be quite restricted; a drawing to an appropriate scale is required indicating that the car parking spaces can be accessed by showing the vehicle tracking.
Please defer this application until the applicant has considered the above matters."
"23.02.2017 - Following receipt of amended plan JTM-095-P-04 rev A the vehicle tracking is not accurate and is not based on the actual movement of a vehicle; vehicle tracking available in Design Bulletin 32 requires over 11m width for a car to make a u-turn as shown. The more difficult it is to make the turning manoeuvre the less likely drivers are to use off road parking spaces leading to more on road parking on a narrow road.
Visibility splays from the access lane onto the highway have not been shown. A further deferral is requested." "14.03.2017 - Following receipt of amended plan no JTM-095-P-06 the proposal is acceptable.
Highway Services does not oppose this application."
6.1 The following issues are relevant in the determination of this application; (a) principle of developing the site for residential purposes; (b) potential impact upon highway safety/parking provision; (c) potential impact of the works to the Conservation Area; (d) potential private amenity for future occupants; and (e) potential impacts upon neighbouring properties. PRINCIPLE OF DEVELOPING THE SITE FOR RESIDENTIAL PURPOSES - 6.2 As stated earlier in this report, the application site is located within a wider area of land that is designated as predominantly residential use under the Laxey and Lonan Local Plan. Given that the use of the proposed development would be residential, it is concluded that there is no issue with the general principle behind the proposal. However, this is not an automatic reason to allow the development, further site specific impacts as listed above, need further consideration to determine whether the proposal would be suitable. POTENTIAL IMPACT UPON HIGHWAY SAFETY/PARKING PROVISION - 6.3 Turning to the impact on highways, the key issue to consider is car parking provision. The IOM Strategic Plan indicates that two off street parking space be provided. Highways have sought further information regarding access and turning circles and following the recently submitted additional plans no longer have any concerns with the proposal. POTENTIAL IMPACT OF THE WORKS TO THE CONSERVATION AREA - 6.4 When considering any application within a Conservation Area the Department has a duty to determine whether such proposals are in keeping with not only the individual building, but the special character and quality of the area as a whole. With this in mind it is very relevant to consider Environment Policy 35 of the Isle of Man Strategic Plan (adopted June 2007). This policy indicates that development within Conservation Areas will only be permitted if they 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. - 6.5 In this case the major works are the increasing the height of the existing side windows by the creation of flush pitched roof dormers which protect above the existing eaves level of the property. The windows within these flush dormers run full length. The proposal also includes the demolition of an existing flat roof extension and replaced with a two storey extension. - 6.6 Initially there was significant concern of the flush dormers as these were taller and include flat roofed section between each other. Following discussions with the applicants the scheme was amended to what is now proposed. It is considered, these alterations are a significant improvement and would not only provide acceptable level of accommodation for future occupants, but also ensure the preservation of the existing building, while not significantly affecting the visual appearance or character of the existing property. A number of works include the repairing and enhancing the existing building as well as the replacement of the existing garage door to the front of the building being replaced with an arch timber door. Overall, all the works would be an enhancement to the existing property and the Conservation Area. POTENTIAL PRIVATE AMENITY FOR FUTURE OCCUPANTS - 6.7 As outlined within Housing Policy 17 each apartment needs to have a "pleasant clear outlook, particularly from the principal rooms". The main living space is located within the roof space of the unit and would be served by a number of windows, including the large south facing arched window to the front of the building. Accordingly, it is considered the property would be acceptable in this case. POTENTIAL IMPACTS UPON NEIGHBOURING PROPERTIES
6.8 Initially, there was concerns with the original schemes flush dormers to the west facing elevation would result in a significant amount of overlooking/perception of being overlooked towards the neighbouring rear garden of 'Glenwood' to the west of the site. However, again following discussions with the applicants the flush dormers were reduced in height and the two windows opposite to the neighbouring garden (northern most two windows along western elevation) are to be obscure glazed at the first floor sections. Accordingly, the obscure glazing being conditioned it is considered the proposal would have no significant impact on any neighbouring properties in the area to warrant a refusal.
7.1 For the reasons outlined above it is considered that the planning application is in accordance with General Policy 2, Housing Policy 17 and Environment Policy 35 of the Isle of Man Strategic Plan 2016 and the Laxey and Lonan Local Plan and it is therefore recommended that the planning application be permitted.
7.0 RECOMMENDATION - 7.1 For these reasons the proposal is considered to comply with the relevant polices of the Strategic Plan and therefore recommended for an approval.
8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, the following persons are automatically interested persons:
The Senior Biodiversity Officer is within the same Department as is the planning authority and as such should not be afforded interested person status under the Order.
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: 15.03.2017 Conditions and Notes for Approval: 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.
Reason: To ensure that sufficient provision is made for off-street parking and turning of vehicles in the interests of highway safety.
This approval relates to drawings reference numbers JTM-095-P-00A and JTM-095-P-06B received on 7th March, JTM-095-P-07A receive don 27th January, 2017, JTM-095-P-04A received on 12th Dcember, 2016 and JTM-095-P-01, JTM-095-P-02, JTM-095-P-03, and JTM-095-P-05 received on 26th October 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: 28.03.2017 Determining officer
Signed : S CORLETT Sarah Corlett Senior Planning Officer
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