4 May 2017 · Director of Planning and Building Control (Jennifer Chance)
The Dovecote, Main Road, Kirk Michael, Isle Of Man, IM6 1ab
PJ Cottage is an end-terrace two-storey property in a mixed residential and retail area of Kirk Michael village, within a Conservation Area. The proposal involves converting the existing first-floor residential accommodation (four bedrooms and a bathroom, total approx.
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The officer found the reuse of existing upper-floor residential space as small-scale offices (under 500 sqm) supported by Kirk Michael Written Statement Policy 3.4, as it preserves an existing buildin…
General Policy 2
Requires development to respect site/surroundings in siting/layout/scale/design, not adversely affect landscape/townscape/amenities/road safety, and provide adequate parking/access. Officer assessed proposal complies as no external changes to street scene, amended parking meets standards, minimal traffic/amenity impacts in village centre location.
Environment Policy 35
Permits only development preserving/enhancing Conservation Area character. Officer confirmed no alteration to front elevation/street scene and rear wall removal not visible from highway, thus preserving visual appearance/character.
Transport Policy 7
Requires parking per Department standards (para 11.5.2: 1 space/15 sqm office). Initially deficient but amended plans providing two rear spaces plus existing garage deemed acceptable by Highways after consultation.
Business Policy 1
Encourages employment growth if according with other policies. Officer noted proposal provides local employment opportunities in line with plan.
Paragraph 3.4
Permits small-scale offices (<500 sqm nett) in existing buildings offering positive village contribution. Proposal reuses existing first floor (approx 54.5 sqm), preserving building without compromising features.
Kirk Michael Local Plan Policy 3.6
Considers change of use from non-viable retail at ground level, factoring location/street scene/parking/facade. Relevant as site has existing shop; proposal maintains retail at ground while changing upper floors.
Office conversion policy
Accepts small-scale offices providing local employment if integrated into village. Officer found proposal acceptable in central location adjoining retail/residential uses.
Kirk Michael Local Plan Policy 7.9
Requires off-highway parking for staff/servicing. Proposal provides two new spaces at rear for this purpose.
Time limit
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.
Parking provision
The development hereby approved shall not be occupied or operated until the parking area has been provided in accordance with the approved proposed parking plans date stamped 20th March 2017. Such areas shall not be used for any purpose other than the parking of vehicles associated with the development and shall remain free of obstruction for such use at all times. Reason: To ensure that sufficient provision is made for off-street parking of vehicles in the interests of highway safety.
no objection to the application
initially requested deferral for insufficient parking but subsequently confirmed proposed parking at rear was acceptable after amended drawings
Highways Division deferred the application twice due to insufficient information on car parking provision for the proposed office use, while Michael Commissioners requested deferment until their meeting.
Key concern: insufficient car parking provision for office use (3 spaces required)
Department of Infrastructure (DOI) Highways Division
No CommentDefer - awaiting information
Department of Infrastructure (DOI) Highways Division
No CommentOffices require parking during the day for both staff and visitors, that will increase the existing pressure on parking.; Appendix 7 of the Isle of Man Strategic Plan requires that out of town offices require parking at 1 space per 15sqm nett space.; Please defer this application to allow the applicant to consider the above.
Michael Commissioners
No CommentMy Commissioners request deferment of the below application until after their meeting on Wednesday 7th December 2016.
