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19/00575/C Page 1 of 6
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 19/00575/C Applicant : Victim Support Proposal : Change of use of first and second floor apartment to office (Class 4) and installation of a rear replacement window Site Address : 6 Albert Street Douglas Isle of Man IM1 2QA
Planning Officer: Mr Paul Visigah Photo Taken : 02.07.2019 Site Visit : 02.07.2019 Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 09.07.2019 __
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.
Plans/Drawings/Information:
This approval relates to drawing numbers P-01 and EX-01 date stamped and received 20 May 2019. __
Interested Person Status - Additional Persons
None __
Officer’s Report
THE SITE 1.1 The site is the curtilage of 6 Albert Street, Douglas which is a three storey building with office accommodation on the ground floor level, while the two upper floors are for residential use. This mid-terraced property has two dormer windows on the top floor, two windows on the middle floor and a window and entrance door located on the ground floor elevation. The pedestrian entrance is on the left of the front elevation while the ground floor window is a bay window that projects out to about 800mm. All the windows on the front elevation of this
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property are timber sliding sash windows painted white. The windows at the rear of the property are top hung white timber casement windows.
1.2 The roof of the property is finished in grey slate tiles while the walls are made up of rendered masonry painted with cream paints. It has a set of chimney stacks on the roof which have been rendered with sand/cement render, and painted to match the dwelling.
1.3 The site lies within Windsor Road Conservation Area and sits directly adjacent to the Court House on Albert Street, 16m west of Murray House on Mount Havelock, and is 123m from the Chester Street Multi-level Car Park.
1.4 There is a designated restricted parking area in front of the building, in addition to those provided on Mount Havelock, which is in close proximity to the site.
THE PROPOSAL 2.1 The application seeks approval for the change of use of the first and second floor apartment to office (Class 4) and installation of a rear replacement window. The building is in single ownership and it is intended that it will remain so.
2.2 Works on the first floor will include the conversion of the lounge to an office, the conversion of the bedroom to a consultation room, as well as the removal of the W/C on this floor to create a continuous lobby space on the floor. As well, the bath will be removed and the space converted to a W/C to replace the removed W/C space.
2.3 On the second floor, the changes will include removing the existing wall separating the bedrooms on the front elevation and converting the merged space into an office. Also, the rear bedroom on this floor will be converted to a store for the office. The existing wall and door leading to the stairway will be removed to create a broader landing space for the stairs on this floor.
2.4 Additional works will comprise the replacement of the existing top hung casement window at the rear of the stairway with new white upvc double glazed Casement window to match existing.
PLANNING POLICY 3.1 As the site lies within a Conservation Area, there are a number of Strategic Plan policies and proposals in the Planning Policy Statement 1/01 which are relevant and are set out below. Also, Planning Circular 1/98 provides advice about replacement of windows in Conservation Areas. The site lies within a wide area of Mixed Use on the Douglas Local Plan 1998 (Map 1) which covers most of the town centre. The relevant Strategic and Area Plan policies are referred to below.
3.2 Strategic Plan 3.2.1 Strategic Policy 4: Proposals for development must: (a) Protect or enhance the fabric and setting of Ancient Monuments, Registered Buildings, Conservation Areas, buildings and structures within National Heritage Areas and sites of archaeological interest.
3.2.2 Strategic Policy 9: All new retail development (excepting neighbourhood shops and those instances identified in Business Policy 5 and all new office development (excepting corporate headquarters suitable for a business park location) must be sited within the town and village centres on land zoned for these purposes in Area Plans, whilst taking into consideration Business Policies 7 and 8.
3.2.3 Environment Policy 35: Within Conservation Areas, the Department will permit only development which would preserve or enhance the character or appearance of the Area, and
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will ensure that the special features contributing to the character and quality are protected against inappropriate development.
3.2.4 Business Policy 7: New office floor space should be located within town and village centres on land which is zoned for the purpose on the appropriate area plan; exceptionally, permission may be given for new office space (a) on approved Business Parks for Corporate Headquarters which do not involve day to day callers; or (b) in buildings of acknowledged architectural or historic interest for which office use represents the only or most appropriate practicable and economic way of securing future use, renovation and maintenance.
3.2.5 9.4.5 It is accepted that in some circumstances a mix of uses can be appropriate within town centre locations such as residential flats above retail units or office accommodation, particularly where this can help to ensure the use of the area at different times during the day, thus helping to ensure the security and vitality of these areas. 3.3.6 Paragraph 11.5.2 In respect of town centre office development, it has been the Department's usual practice to require the provision of one parking space per 50sq metres of nett office floor space, such parking spaces to be provided preferably on site but otherwise conveniently close to the site. The standard of 1 space per 50sq metres are based on: 1/3 staff walking or cycling: 1/3 travelling by public transport and 1/3 by private car. This provision is very often rather less than the demand created by the development. In the case of office developments outside of the town centre, the requirement is usually one parking space per 15sq metres of nett office floor space, a ratio which reflects more accurately the actual demand for parking space arising from the office use. The Douglas Local Plan did in fact invite consideration of other options whereby either the requirement should be increased such as to meet fully the demand for parking space, or the requirement should be reduced so that, with proper enforcement of on- street parking restrictions, fewer workers would come into town by car.
3.3.7 Parking Standards: Offices A.7.2 The current car parking standard associated with town-centre office development is one space per 50 sq.m. of net office floor space, preferably provided on-site, but otherwise provided conveniently close to the site. Where office space is permitted outside of town centres, the current parking standard is one space per 15 sq.m. of net office floor space.
3.4 Douglas Local Plan (1998) Written Statement 3.4.1 Policy D/O/P10 4.22 Where it can be demonstrated that conversion to office use in either existing or future Conservation Areas would conform to Conservation Policy, and assist in enhancing that area, then this course of action may be permitted.
3.5 Planning Policy Statement 1/01 3.5.1 POLICY CA/2 SPECIAL PLANNING CONSIDERATIONS When considering proposals for the possible development of any land or buildings which fall within the conservation area, the impact of such proposals upon the special character of the area, will be a material consideration when assessing the application. Where a development is proposed for land which, although not within the boundaries of the conservation area, would affect its context or setting, or views into or out of the area; such issues should be given special consideration where the character or appearance of a conservation area may be affected.
3.6 Planning Circular 1/98 (Replacement and Alteration of Windows) 3.6.1 Category B Buildings in Conservation Areas Policy
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If the original windows are in place they should preferably be repaired. If repair is impracticable, replacement windows which would be readily visible from a public thoroughfare MUST HAVE THE SAME method of opening as the originals. Whatever the material used in their construction, the windows MUST HAVE THE SAME pattern and section of glazing bars and the same frame sections as the original windows. Windows not readily visible from a public thoroughfare must have the same or similar pattern of glazing bars as the originals, but not necessarily the original method of opening, whatever the material used in the construction.
Reason for Policy: The Department has the duty to determine which parts of the Island are areas of special architectural or historic interest, the character of which it is desirable to preserve or enhance, and shall by order designate such areas as Conservation Areas. Planning Approval is required for all external works to properties in Conservation Areas. Planning Approval is required for all external works to properties in Conservation Areas to ensure that any proposals are in keeping with not only the individual building, but the special character and quality of the area as a whole.
PLANNING HISTORY 4.1 The following previous applications are considered relevant in the consideration of the application: 1. Installation of replacement windows - 04/01360/B - PERMITTED 2. Installation of replacement windows on front elevation - 07/01249/B - PERMITTED 3. Installation of replacement windows (comprising an amendment to the development approved under 07/01249/B) - 08/00382/B - REFUSED Reasons for Refusal: The proposed window would be contrary to General Policy 2 and Environment Policy 35 of the Isle of Man Strategic Plan 2007 in that the windows would result in a mismatch of window styles with the uPVC sliding sash windows approved for the front elevation of the building under planning Permission 07/01249/B and would affect the character and appearance of the Conservation Area.
REPRESENTATIONS Copies of representations received can be viewed on the government's website. This report contains summaries only. 5.1 Representation from the Department of Infrastructure (DOI) Highways Division confirms that there is no highways interest in the letter dated 21 June 2019.
5.2 Douglas Borough Council indicates that they have no objections to the application in the letter dated 10 June 2019.
ASSESSMENT 6.1 The key issues to consider in the assessment of the current application are 1) Land use compatibility 2) Impact to neighbouring properties 3) Impact to Conservation Area 4) Impact to parking and highways safety.
6.2 Land Use Compatibility 6.2.1 The application site is in an area zoned as "Mixed Use". Therefore, the proposed change of use from residential to office is in principle considered to be acceptable. Chapter 4 of the Douglas Local Plan Written Statement indicates that office development will be restricted to the town centres. Since the application site is located in the town centre, the use of the building for office accommodation is considered to be acceptable as it adheres to this principle clearly stated in paragraph 4.3 of the Written Statement.
6.3 Impact to Neighbouring Properties 6.3.1 In relation to other neighbouring properties in the locality, it is considered that the change of use would have marginal impact on the amenities of those properties. Neighbours
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would not be affected by pollution or noise impacts or any other loss of amenity as the external works will only be on the rear window which is of a considerably small scale compared to the work proposed. Moreover, the internal alterations are also of a small scale and since they are to be done within the property, the noise levels will be significantly obscured by the external walls of the property.
6.4 Impact on Conservation Area 6.4.1 It is considered that the proposed change of use of the first and second floor would have a neutral impact on the character and appearance of the property and the Conservation Area in general. This is hinged on the fact that the ground floor already serves as an office area, and as such the works will only increase the scale of office use rather than introduce a new use. Since the area supports mixed uses, the office sits comfortably within the accepted use for the area, thereby conforming to the use accepted in this part of the Conservation Area. Additionally, the external works on the window are at the rear and away from public views, thereby diminishing its impact on the conservation area. Besides, the proposed window is an exact imitation of the existing design, although the material is changed and as such fits into the requirements stipulated in Planning Circular 1/98.
6.5 Impact on Parking and Highways Safety 6.5.1 Considering the impact on parking and highway safety, it is vital to note that there is a public car park located about 100m away from the site, in addition to restricted parking areas located adjacent to the property along Albert Street and on Mount Havelock. It is considered that the parking is sufficient and the development would not have a detrimental impact on parking and highways safety.
6.5.1 Appendix 7 of the Isle of Man Strategic Plan sets out the parking standards. For office accommodation the standards are 1 space for every 50 square metres of net floor space. In this instance, there is no parking space dedicated to the property. However, there is sufficient parking located within the vicinity of the property to justify its use for office accommodation at an increased scale.
6.5.2 For the above reasons the application is considered to be acceptable and is recommended for approval.
CONCLUSION 7.1 The proposal is, on balance, in compliance with the aforementioned policies and is therefore recommended for approval.
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: (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 (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.
8.2 The decision maker must determine: o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and o whether there are other persons to those listed in Article 6(4) who should be given Interested Person Status. __
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I can confirm that this decision has been made by a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Decision Made : Permitted
Date: 10.07.2019
Determining officer
Signed : S CORLETT Sarah Corlett
Principal Planner
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