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                                      18/01287/GB                                     Page  1  of  4

PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 18/01287/GB Applicant : Mr Thomas & Mrs Karen Kirby Proposal : Alterations to existing dwelling including additional use as self- catering tourist accommodation - part retrospective (in association with RB application 18/01288/CON, and forming amendments to 17/00792GB) Site Address : 4 Parliament Square Castletown Isle Of Man IM9 1LA

Principal Planner: Miss S E Corlett Photo Taken :

Site Visit :

Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 09.01.2019 __

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. Prior to the undertaking of any work on the replacement roof, a sample of all roofing materials to be used must be approved by the Department and the development undertaken in accordance with the approved details. The approved sample must be kept on site for reference until the development is completed.

Reason: in the interests of the character and appearance of the property and the surrounding area.

Plans/Drawings/Information;

This decision relates to drawings 2F, 4, 5 and 8809-02D all received on 10.12.18.

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Interested Person Status - Additional Persons

None __

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Officer’s Report

THE SITE 1.1 The site is the curtilage of 4, Parliament Square, a mid terraced property which sits between number 3 and the Old House of Keys. The property backs onto the long stay car park alongside the Old School House. The property lies within a Conservation Area and is Registered (RB62).

1.2 The application property is the smallest of the three but at the same height as number 3. It is a three storey building with timber framed Georgian pane sliding sash window array in the front elevation other than in the top row of three square single lights. The rear is plainer with one small second floor window, three first floor windows and the ground floor windows and doors screened by a limewashed stone wall with a pedestrian gate leading out into the Old Schoolhouse car park. The rear pitch is finished in man made tiles, not natural slates like the surrounding buildings.

1.3 There is no on-site car parking available to this property.

THE PROPOSAL 2.1 Planning approval was granted for a scheme of internal and external alterations under 17/00792/GB and 17/00793/CON. It is now proposed to amend these works and also to introduce a new use of tourist accommodation as an alternative to the established use as a private dwelling. The elevations are the same as those approved under the earlier applications but a section of rear wall has been removed and internally the shape of the reveals changed. What has been built in its place replicates the original but with the changed internal reveals.

2.2 Much of this work has been done and the new rear wall is in place but not rendered.

PLANNING POLICY 3.1 The site lies within an area of Mixed Use on the Area Plan for the South (2013). The site also lies within the town's Conservation Area and the building is Registered. As such, the following Strategic Plan and Planning Policy Statement provisions are appropriate:

Environment Policy 32: Extensions or alterations to a Registered Building which would affect detrimentally its character as a building of special architectural or historic interest will not be permitted.

Environment Policy 33: The change of use of Registered Buildings will only be permitted if the proposed use is appropriate and any alterations associated with the change are not detrimental to its character as a building of special architectural or historic interest. It should be noted that EP30 presumes against the demolition of RBs and provides advice on substantial demolition of RBs. In this case it is not considered that there has been a substantial demolition for planning purposes where the concern relates to the external appearance only.

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 will ensure that the special features contributing to the character and quality are protected against inappropriate development.

Planning Policy Statement 1/01 reiterates and provides greater detailed guidance on the above points - changes of use (RB/4), alterations and extensions (RB/5) and demolition (RB/6).

The Strategic Plan also provides guidance on additional use of residential properties as tourist accommodation:

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9.5.8 The use of existing private residential properties as tourist accommodation may be acceptable if it can be demonstrated that it will not compromise the amenities of any neighbouring residents. In Chapter 7, there are described the circumstances in which redundant buildings in the countryside can be converted into dwellings. These policies apply equally to tourist use, except that it may very often be possible to convert to tourist use buildings which are too small to form a satisfactory permanent dwelling.

Business Policy 13: Permission will generally be given for the use of private residential properties as tourist accommodation providing that it can be demonstrated that such use would not compromise the amenities of neighbouring residents.

PLANNING HISTORY 4.1 The most relevant previous applications are those referred to in 2.1 above.

REPRESENTATIONS 5.1 There are no representations on file at the time of writing.

ASSESSMENT 6.1 The issue here is whether the works preserve or enhance the character or appearance of the Conservation Area and whether the proposed additional use as tourist accommodation would have any adverse impact on the living conditions of those in nearby properties.

6.2 Whilst the works alter the property internally, these are not works which need planning consent and any impact will be dealt with through the application for Registered Building consent which looks in more detail at internal works and the impact of any works on the particular character and identity of the building itself rather than the impact as viewed from and on the wider area, which is a material planning consideration.

6.3 The alterations to the cills will not affect the outward appearance of the building and the rebuilding to match the original will not have a significant or adverse impact on the character or appearance of the Conservation Area.

6.4 The alternative use of the property as tourist accommodation is considered appropriate to the location within the town centre, close to its historic attractions and general amenities. Whilst the comings and goings associated with tourist accommodation can sometimes cause disturbance to neighbours, in this case, the site is in the town centre where there is such activity and it is relevant that one of the buildings adjoining the site is not residential in use so any potential disturbance is reduced.

6.5 The historic town centre is considered a highly appropriate location for tourist accommodation and will also support local town centre amenities.

CONCLUSION 7.1 The application is considered to preserve the character and appearance of the Conservation Area and supports local facilities and is supported.

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

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(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: 04.02.2019

Determining officer

Signed : C BALMER

Chris Balmer

Principal Planner

Customer note

This copy of the officer report reflects the content of the file copy and has been produced in this form for the benefit of our online services/customers and archive records.