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16/01322/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 16/01322/B Applicant : Snaker Properties Limited Proposal : Conversion of top three floor offices to provide three residential flats Site Address : Cameo House Corner Of King Street And Duke Street Douglas Isle Of Man
Case Officer : Miss Abigail Morgan Photo Taken : 14.02.2017 Site Visit : 14.02.2017 Expected Decision Level : Officer Delegation
Officer’s Report
1.0 THE APPLICATION SITE
1.1 The application site comprises the top three floors of a four storey property located on corner of Duke Street and King Street in Douglas. The ground floor is in use shops, this is to remain as existing.
2.0 THE PROPOSAL
2.1 The proposal comprises the conversion of the upper floors of the property from office accommodation to 3 x 2 bed flats, one on each floor. The ground floor will remain in its current use as two shop units. The access to the flats and refuse arrangements remain the same as it is currently for the offices from King Street. No external alterations are proposed.
3.0 PLANNING HISTORY
3.1 There are no relevant planning applications for the upper floors.
4.0 PLANNING POLICY
4.1 In terms of land use designation the application site is located within a wider area of land that is designated as Predominantly Shopping on the Douglas Local Plan 1998.
4.2 Several policies in the Isle of Man Strategic Plan 2016 are considered relevant. Strategic Policy 1 states: 'Development should make the best use of resources by: (a) optimising the use of previously developed land, redundant buildings, unused and under- used land and buildings, and re-using scarce indigenous building materials; (b) ensuring efficient use of sites, taking into account the needs for access, landscaping, open space(1) and amenity standards; and (c) being located so as to utilise existing and planned infrastructure, facilities and services.'
4.3 Strategic Policy 2 reads: 'New development will be located primarily within our existing towns and villages, or, where appropriate, in sustainable urban extensions of these towns and villages. Development will be permitted in the countryside only in the exceptional circumstances identified in paragraph 6.3 [General Policy 3].'
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4.4 General Policy 2 states (in part): '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; (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; (i) does not have an unacceptable effect on road safety or traffic flows on the local highways'.
4.5 Housing Policy 4 states [in part]: '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 [remainder not considered necessary].
4.6 While not directly relevant due to the land use zoning Housing Policy 17 has some standards that are considered appropriate to refer to in the consideration of this application; 'The conversion of buildings into flats will generally be permitted in residential areas provided that: (a) adequate space can be provided for clothes-drying, refuse storage, general amenity, and, if practical, car-parking; (b) the flats created will have a pleasant clear outlook, particularly from the principal rooms and (c) if possible, this involves the creation of parking on site or as part of an overall traffic management strategy for the area'. This policy is considered to be specifically material to the assessment of this current planning application.
4.7 Some of the supporting text to HP17 at paragraph 8.13.4: "In recent years, interest has grown in the development of residential dwellings from redundant commercial space, primarily above shops... The Department generally supports the conversion of redundant storage space above shops (which are often outside of residential areas), into residential development unless the occupants would suffer adverse noise, general disturbance or loss of residential amenity from other land uses."
4.8 Transport Policy 7 is also relevant: 'The Department will require that in all new development, parking provision must be in accordance with the Department's current standards.' The standard in respect of town centre residential development is one car parking space per each one-bedroom flat and two spaces per each two-bedroom flats but this can be relaxed when having regard to: (a) the location of the housing relative to public transport, employment, and public amenities; (b) the size of the dwelling; (c) any restriction on the nature of the occupancy (such as sheltered housing); and (d) the impact on the character and appearance of the surrounding area.
4.9 Parking requirements can be found in Appendix Seven of the Strategic Plan as follows: the Plan requires there to be one parking space provided per single bedroom apartment and two parking spaces for apartments each with two or more bedrooms. However in the case of town centre and previously developed sites, the Department will consider reducing this requirement having regard to: a) the location of the housing relative to public transport, employment and public amenities, b) the size of the dwelling, c) any restriction on the nature of the occupancy (such as sheltered housing) and d) the impact on the character and appearance of the surrounding area (paragraph A.7.1). This goes on to recommend that one space is provided for a one bedroomed apartment, 2 spaces for two or more bedrooms but that "These standards may be relaxed where development: a) would secure the re-use of a Registered Building or a building of architectural or historic interest; or b) would result in the preservation of a sensitive streetscape, or c) is otherwise of benefit to the character of a Conservation Area d) is within a reasonable distance of an existing or proposed bus
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route and it can be demonstrated a reduced level of parking will not result in unacceptable on street parking in the locality" (A.7.6).
5.0 REPRESENTATIONS
5.1 DOI Highways do not oppose with the following comments; The proposal is to change the use of 3 floors of office accommodation to residential accommodation. The site is in the centre of Douglas with restricted on road car parking close by.
There is no off road car parking provision and none can be provided. Although the profile of car parking for offices and residential are different there is unlikely to be a significant impact due to town centre location.
Highway Services does not oppose this application. 19/12/16.
5.2 No other representations were received at the time of writing.
6.0 ASSESSMENT
6.1 The key issues to consider in the assessment of the application are the suitability of the location for residential purposes, residential amenity for future occupiers, the effect of the proposal upon the character and appearance of the area and parking.
Suitability of location for residential accommodation
6.2 The site is situated in a central town centre location in Douglas. Although the Local Plan zones the area as being in "Predominantly Shopping" use, it is not considered that this necessarily goes against the principle of the proposal. (The use of the "predominantly" suggests that other, appropriate uses might be acceptable, but this assessment should be made in respect of the detail of the proposal.) The site is within easy reach of shops, services, amenities and jobs and is therefore in a sustainable location for new residential development. The proposal would make effective use of previously developed land, and would also add to the vitality of the town centre. The location of the site is sustainable and raises no strategic concerns. The site is considered to be an acceptable location in principle for residential accommodation.
6.3 The offices are currently empty and the owner is unable to get any clients.
Residential amenity for future occupants
6.4 Housing Policy 17 is clear that new residential units should provide adequate amenity space for future occupiers. While it is noted that this policy refers to "residential areas", and the site itself is zoned for "Predominantly Shopping", it is considered reasonable to have regard to this policy as what is being proposed is residential development.
6.5 There are three elements to HP17; converting buildings into flats will generally be permitted in residential areas provided that: (a) adequate space can be provided for clothes-drying, refuse storage, general amenity, and, if practical, car-parking; (b) the flats created will have a pleasant clear outlook, particularly from the principal rooms, and (c) if possible, this involves the creation of parking on site or as part of an overall traffic management strategy for the area.
6.6 In respect of "a", it is noted that the flats are fairly generously-proportioned two bedroom units at 85sq m and as a town centre development no outdoor amenity space is provided, however they do have access to public amenity spaces, such as North Quay and Douglas Promenade and the Beach. With regards to space for clothes drying there is adequate space and ventilation in the bathroom. Refuse storage will continue on the same basis as the current arrangements for the office use.
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6.7 The apartments are multi aspect, all self contained with the current office footprints, with views towards Duke Street from the front and more restricted views out of the side elevation. Whilst this view is commercial in character it is varied and attractive and while the lower floors do not have long views the rooms do have multiple windows and benefit from the larger historic timber sliding sash windows and also significant areas of sky seen above the buildings. The living environment of the proposed residential flats is considered to be acceptable. Each unit has an acceptably pleasant clear outlook from its living room and overall an adequate amount of space.
Access and parking
6.8 There is no specific parking to be allocated for the development. Whilst there is undoubtedly pressure on kerbside parking in the vicinity, this needs to be considered in the context of HP17 which provides support for flat conversions 'if possible, this involves the creation of parking on site or as part of an overall traffic management strategy for the area'. As the building takes up the whole of the area under the control of the applicant on-site parking is not possible. Currently as offices there is no parking available to occupiers; however in accordance with Strategic Plan 6 spaces would be required for them.
6.9 For the proposed conversion, in accordance with the Strategic Plan, 6 spaces should be provided, and the Strategic Plan standards at A.7.1 are preceded by 'in general, the need to find a use for redundant buildings which are in sound condition will outweigh the drawback of any shortfall in parking provision'. It also recognises the possibility of a relaxed standard having regard to location 'relative to public transport, employment and public amenities'. DOI Highways consider that due to the location the proposal is unlikely to have a significant impact.
Conclusion
6.10 Overall it is concluded that the planning application accords to the provisions set out in the Strategic Plan, in particular Housing Policy 17, General Policy 2 and Transport Policy 7 of the Isle of Man Strategic Plan 2016 and as such the application is recommended for approval.
7.0 RECOMMENDATION
7.1 It is recommended that the planning application be approved.
8.0 PARTY STATUS
8.1 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; (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 , in this case, Department of Infrastructure Highway Services and (d) 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
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Recommended Decision:
Permitted Date of Recommendation: 14.02.2017
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.
This approval relates to the Location Plan and Drawing 01 Rev 0 both date stamped received 28 November 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: 17.02.2017
Determining officer
Signed : S CORLETT Sarah Corlett
Senior Planning Officer
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