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19/00554/B Page 1 of 5
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 19/00554/B Applicant : John De Weert Proposal : Conversion of guest house to house in multiple occupancy (HMO) containing 12 bedrooms Site Address : 8 Clifton Terrace Douglas Isle of Man IM2 3HX
Planning Officer: Mr Nick Salt Photo Taken :
Site Visit :
Expected Decision Level : Planning Committee
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 02.07.2019 __
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.
C 2.Details and locations of PIR (motion detecting) security lighting to be installed to the rear- side yard of the property must be submitted to and approved in writing by the Department. The approved lighting shall be installed prior to the occupation of the property as a House in Multiple Occupancy (HMO) and shall be retained thereafter.
Reason: To ensure the comfort and security of residents when accessing the area.
N 1. The applicant is advised to ensure that recycling receptacles/bins are kept at the property to allow for recycling of waste from the site.
Plans/Drawings/Information:
This decision relates to the site and location plan (1900/PL1000) and existing and proposed floor plans, elevations (1900/PL/1001) date stamped received on 13th May 2019 and amended ground floor plan 1900/PL1002 date stamped as received on 4th June 2019.
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Interested Person Status - Additional Persons
None __
Officer’s Report
THE APPLICATION IS REFERRED TO THE PLANNING COMMITTEE AT THE REQUEST OF THE HEAD OF DEVELOPMENT MANAGEMENT
1.0 THE SITE 1.1 The application site is the residential curtilage of a 4 storey Victorian mid-terrace guesthouse at 8 Clifton Terrace. The site is typical of many of the traditional guesthouses in Douglas, and Clifton Terrace itself has many of them. The site is within the Ballaquayle Road Conservation Area.
1.2 The building was a guest house until 2018, with 14 bedrooms, and a gross floor area of 340sq m.
2.0 THE PROPOSAL 2.1 Proposed is the change of use of this former guest house to a House in Multiple Occupancy (HMO)with 12 bedrooms and a maximum occupancy of 18 people. No exterior changes are proposed, and no parking spaces provided on site.
3.0 PLANNING HISTORY 3.1 There is no planning history for this site which is considered materially relevant to this application.
4.0 PLANNING POLICY 4.1 The application site is within an area designated as "Predominantly Residential" under the Douglas Local Plan Order 1998 (Map 2, South). The site is within Ballaquayle Road Conservation Area.
4.2 The following policies in the Isle of Man Strategic Plan 2016 are considered relevant:
4.3 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."
4.4 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."
4.5 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: 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;
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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; j) Can be provided with all necessary services; k) Does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan; m) Takes account of community and personal safety and security in the design of buildings and the spaces around them."
4.6 Paragraph 8.13.1 is relevant:
"There are in the Island, and particularly in Douglas, many substantial buildings which, because of their size or form, are no longer suitable for the originally intended use as either single dwellings or holiday accommodation, but which are still structurally sound. The Department has for many years encouraged the conversion of such buildings, where appropriate, into flats."
4.7 Paragraph A.7.1 of the Strategic Plan is relevant to parking for residential development:
"High levels of car ownership have led to an increase in the level of parking expected for new residential development, and outside of town centre locations these standards should not be relaxed. New-built residential development should be provided with two parking spaces per dwelling, at least one of which should be within the curtilage of the dwelling and behind the front of the dwelling, although the amount and location of parking will vary in respect of development such as terracing, apartments, and sheltered housing. 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. Where new dwellings are created by the conversion of existing buildings, parking space should be formed by the clearance of outbuildings and low-grade annexes or "outlets" if it is reasonable and practicable so to do; however, 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."
5.0 REPRESENTATIONS 5.1 Douglas Borough Council do not oppose the application but have added a request that the applicant gives consideration to adding receptacles for the recycling of waste materials within the rear yard of the property and that the applicant gives consideration to adding PIR lighting to the rear lane of the property for safety purposes and clarifies whether the back wall of the property is to be removed or remain in situ (25.06.19).
5.2 DoI Highway Services object to the application (07.06.19). They state that the change from a 14 bed guest house to 18 bed HMO will increase the likelihood of vehicles parking on the street, creating more long-term demand for parking:
"There are no details submitted with the application to suggest soare parking capacity exists on Clifton Terrace, therefore a proper assessment cannot be undertaken of the potential impact of this development.
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In order to progress this application a more detailed statement is requested incorporating surveys of Clifton Terrace at different times of the day to ascertain whether spare capacity does indeed exist to accommodate future parking demand from the tenants of the HMO."
It is noted that this response refers to an 18 bedroom HMO, the application is for a 12 bedroom HMO.
6.0 ASSESSMENT 6.1 The following issues are relevant in the determination of this application; (a) the principle of developing the site for residential use; (b) potential impact on parking provision; (c) potential impacts on the Conservation Area; (d) potential amenities for future occupants.
6.2 Principle of the proposal
6.2.1 As noted in 4.1, the site is in an area of Douglas zoned for residential use - the use of the building for residential purposes in the form of an HMO is therefore more in keeping with the Douglas Local Plan than the existing use as a guest house. There are no concerns with the principle of the use, which is becoming increasingly common as an alternative use for former guesthouses, along with the conversion to flats.
6.3 The potential impact on parking provision
6.3.1 There would be no parking provided on the site, as is currently the case, and as is the case for most similar properties in Douglas. The occupancy rate is not expected to change significantly from what would have been the case in the past during the use as a guest house. It is likely that occupancy will be at a steadier level, compared to the fluctuations in tourist use, but that demand would not greatly increase. This site is close to Broadway and the Promenade and within a 15-20 minute walk of the main town centre. The property may attract temporary workers and those without a car on the Island able to walk into work.
6.3.2 It is considered that the parking standards in the Strategic Plan can therefore be relaxed given the nature and location of the site, as per A.7.1 of the Plan. Whilst Highways comments are noted, it is not considered that a parking survey of the area would be helpful as further parking for this site could not be provided on site regardless of demand.
6.4 Impact on the Conservation Area
6.4 As no external changes are proposed to the frontage of the building, with the Victorian façade retained, there would be no adverse impacts on the Ballaquayle Road Conservation Area or the street scene of Clifton Terrace. The development proposed would preserve the special character of the area in accordance with Environment Policy 35. The continued and regular use of the property has the potential to ensure its future upkeep.
6.5 Future occupant amenity
6.5.1 Amenity for future occupants is likely to be similar to that of those staying at the property when it was a guesthouse. There is no significant outdoor amenity space bar a small patio to the front. However, as with many town centre residences, occupants would be within close distance to public amenity sites - in this case Villa Marina Gardens and the Promenade and beach. It is therefore considered that there would be adequate amenity in terms of open space, along with close proximity to restaurants and shops on Broadway.
6.5.2 The amended ground floor plans show the provision of an internal bicycle store area to the rear of the ground floor of 14.5m2. This is considered welcome in light of the Isle of Man
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Government's Active Travel Strategy and Government-wide policy in favour of sustainable modes of transport. Additionally, this would provide a valuable amenity of occupants who will have a secure and dry place to store their bicycle.
6.5.3 In light of comments from Douglas Borough Council, it is considered that a condition should be added to an approval that the applicant install PIR lighting to the rear yard, and a note recommending the provision of recycling receptacles.
7.0 CONCLUSION 7.1 In summary, the proposal accords with the Development Plan as assessed above and is recommended for approval.
8.0 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.
8.3 The Department of Environment Food and Agriculture is responsible for the determination of planning applications. As a result, where officers within the Department make comments in a professional capacity they cannot be given Interested Person Status. __
I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to it under the appropriate delegated authority.
Decision Made : Permitted
Committee Meeting Date: 29.07.2019
Signed : Miss S Corlett Presenting Officer
Further to the decision of the Committee an additional report/condition reason was required.
Signatory to delete as appropriate YES/NO
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