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24/90902/B Page 1 of 8
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 24/90902/B Applicant : Mr Paul Joughin Proposal : Change of use from commercial taxi repair garage to single dwelling with courtyard garden and dormer windows to the south Site Address : 24 Richmond Grove Douglas Isle Of Man IM1 3JZ
Planning Officer: Graham Northern Photo Taken : 12.08.2024 Site Visit : 12.08.2024 Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 30.09.2024 __
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 occupation of the development hereby approved, the secure bin storage area shall be provided in accordance with the approved plans (Drawing 06 Proposed Conversion received 02.08.24) and shall be permanently retained thereafter and solely for the purpose of refuse storage.
Reason: In the interests of the appearance of the development and of the amenities of the area.
This application has been recommended for approval for the following reason. The proposal is considered to provide sufficiently sized accommodation with limited if any effects on the proposed occupiers and neighbouring users and would therefore comply with General Policy 2, Housing Policy 17 and Transport Policy 7 of the Strategic Plan.
Plans/Drawings/Information; This approval relates to the following drawings received 02.08.2024: Drawing 01A - Location Plan Drawing 01B - Site Plan Drawing 02 - Site Plan showing External Space Drawing 06 - Proposed Ground Floor
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Drawing 07 - Proposed First Floor Drawing 08 - Proposed Section Drawing 09 - Proposed East Elevation Drawing 10 Proposed Elevation to Richmond Grove Drawing 11 Proposed Elevation to Laneway __
Right to Appeal
It is recommended that the following organisations should NOT be given the Right to Appeal:
DOI Highways - no objection Douglas Borough Council - details referred to have been provided and a condition has been applied __
Officer’s Report
1.0 THE SITE 1.1 1.1 The site is the curtilage of 24 Richmond Grove, Douglas which is an existing car repair garage located on the western side of Richmond Grove, that ends in a cul de sac. The property backs onto a narrow lane which serves some properties along the eastern side of Bucks Road and those on the western side of Richmond Grove.
1.2 Currently the elevation of the property that can be viewed from Richmond Grove is the garage door. This elevation is finished in painted render with roof finish similar to asbestos. Large sections of the buildings side elevations are concealed by the sides of the building on the terrace to which it is attached. The only windows serving the property are high level windows situated to the rear elevation which directly abuts the rear lane.
2.0 THE PROPOSAL 2.1 The application seeks planning approval for the Conversion of a car repair garage into a single dwelling with on-site parking. The main alterations to the existing garage building will include:
2.2 Altering the appearance of the garage door to have a more residential outlook with glazing to front and pedestrian access door.. There would be no changes to the width of this elevation. The external elevation on the front would be finished in profiled metal sheeting and painted render, while the rear would be finished in rebuilt stonework and profiled metal sheeting. All the new windows would be single pane windows.
2.3 Erection of a flat roofed dormer on the southern elevation of the roof with views over the adjoining roof of the garage to the south. The dormer would measure 9.5 metres long, and would extend to the eaves of the building.
2.4 The internal layout would accommodate a utility area, bathroom, kitchen and living area, with stairs to the first floor. The second floor would have two large bedrooms, and a bathroom.
2.5 Externally a courtyard area is created of 30 sq. metres which also facilitates bin storage.
3.0 PLANNING POLICY 3.1 3.1 The site lies within an area designated on the Area Plan for the East (Map 4) as Predominantly Residential, and the site lies within the Woodbourne Road Conservation Area. The site is not prone to flood risks.
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3.2 In terms of strategic plan policy, the Isle of Man Strategic Plan contains the following policies that are considered to be specifically relevant in the assessment of the current application:
3.3 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; 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; n) is designed having due regard to best practice in reducing energy consumption."
3.4 Strategic Policy 1: Development should make the best use of resources by: (a) optimising the use of previously developed land, redundant buildings, unused and underused land and buildings, and reusing scarce indigenous building materials; (b) ensuring efficient use of sites, taking into account the needs for access, landscaping, open space and amenity standards; and (c) being located so as to utilise existing and planned infrastructure, facilities and services.
3.5 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."
3.6 Strategic Policy 4: Proposals for development must: (a) Protect or enhance the fabric and setting of Ancient Monuments, Registered Buildings(1), Conservation Areas(2), buildings and structures within National Heritage Areas and sites of archaeological interest;
3.7 Strategic Policy 3: Proposals for development must ensure that the individual character of our towns and villages is protected or enhanced by: (b) having regard in the design of new development to the use of local materials and character.
3.8 Transport Policy 7: The Department will require that in all new development, parking provision must be in accordance with the Department's current standards.
3.8.1 The current standards are set out in Appendix 7: Typical Residential - 2 spaces per unit, at least one of which is retained within the curtilage and behind the front of the dwelling.
3.9 Strategic Policy 11: The housing needs of the Island will be met by making provision for sufficient development opportunities to enable 5,100 additional dwellings (net of demolitions), and including those created by conversion, to be built over the Plan period 2011 to 2026.
3.10 STRATEGIC OBJECTIVES 3.10.1 Paragraph 3.6: Social "(a) To provide for sufficient housing of an acceptable standard and of an appropriate nature and in appropriate locations to meet the needs of the community (including special needs). (b) To promote high standards of residential amenity in new development and to provide a physically safe environment for all communities. (c) To promote improved access to buildings, spaces and services for less able people. (d) To promote community safety and security within new development, regeneration and refurbishment schemes by encouraging the adoption of the principles of "Designing Out Crime"."
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3.11 Other policies within the Strategic Plan which are considered relevant in the assessment of the proposal are; Infrastructure Policy 5, Community Policy 11, Community Policy 7 and Community Policy 10.
OTHER MATERIAL CONSIDERATIONS
3.12 TOWN AND COUNTRY PLANNING ACT 1999
3.13 Section 18 (4) - Designation of conservation areas: "Where any area is for the time being a conservation area, special attention shall be paid to the desirability of preserving or enhancing its character or appearance in the exercise, with respect to any buildings or other land in the area, of any powers under this Act". It is not considered that this proposal would conflict with that objective and as such the application will be considered in the context of the policies as set out below and within section 3 of this report.
3.14 Planning Policy Statement 1/01 4.2.1 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".
3.15 The Woodbourne Road Character Appraisal (2003).
3.16 Paragraph 3.1 highlights the fact that a common feature of the area is the wide variety of house designs influenced by the Georgian, Regency, Victorian, Edwardian, Arts and Craft periods, and which give the area a unique mix.
3.17 Paragraph 3.4 notes the predominance of Italianate detailing and design seen in both in the form of the detached villas, as well as terraces with their highly repetitive elevations. It recognises the importance the decorative stucco, ornate ironwork and contrasting red and yellow Ruabon brickwork play in contributing to the streetscape.
3.18 Paragraph 3.23 notes that the properties benefit from retention of finely detailed plaster mouldings, sliding sash windows, the variety of bays, stuccoed quoins, string courses and hooded mouldings, which all add richness of architectural forms. It further notes that the abundance of high quality fabric is a major contributory factor to the distinct character of the area.
4.0 PLANNING HISTORY 4.1 The application site/ Farm benefits from the following applications of relevance;
4.2` 23/00191/B Conversion of a car repair garage into a single dwelling with on-site parking
5.0 REPRESENTATIONS 5.1 The following representations can be found in full online, below is a short summery;
5.2 LOCAL AUTHORITY - Douglas Borough Council - reserve comment for details of bin storage.
5.3 STATUTORY BODIES
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6.0 ASSESSMENT 6.1 The fundamental issues to consider in the determination of this application are: a) The principle of the proposed development; b) Potential impacts on the site and Conservation Area; c) The amenities for future occupants; d) Impact on neighbouring amenity; and e) Potential impact upon highway safety/parking provision;
(a) The principle of the proposed development
6.3 The application site is located within an area zoned as predominantly residential use on the Area Plan. As such the proposed residential use of the site would be in conformity with the surrounding uses and zoning of the land, and would be read in compliance with GP2 (b & c). Likewise, the scheme is considered to comply with the requirements of Strategic Policy 1 which encourages optimising the use of previously developed land, redundant buildings, unused and under-used land and buildings. The above is, however, not an automatic reason to allow development as further material planning matters as indicated in 6.1 above need to be considered to determine if the current scheme would be appropriate for the site.
(b) Potential impacts on the site and Conservation Area
6.4 When considering any application within a Conservation Area, the Department has a duty to determine whether such proposals are in keeping with not only the individual building, but the special character and quality of the area as a whole. With this in mind it is very relevant to consider Environment Policy 35 of the Isle of Man Strategic Plan. This policy indicates that development within Conservation Areas will only be permitted if they 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.
6.5 In terms of impacts on the visual appearance of the application, it is considered that the proposal does involve physical alterations to the existing garage building, and proposes changes to give it a more residential appearance which would ensure that it ties in better with the adjacent residential buildings, and as such the alterations are considered to result in improvements over the existing built fabric on site which has a more industrial/commercial look. The development would also integrate dormers and incorporate the stone elements on the existing building; changes which are considered to align with the requirements of General Policy 2.
6.6 In terms of impacts on the character and appearance of the Woodbourne Road Conservation Area, it is considered that the main features that contribute to the character of the area are the architectural detailing on the buildings which have been given particular attention within the character appraisal for the Conservation Area, and there is little emphasis on the contributions of the rear lanes within this conservation area to the character of the area. The scheme proposes to reinstate the stone finish on the external wall of the rear elevation, thus retaining the character of the rear lane, although it is noted that the rear lane contributes little to the character of the Conservation Area. As such, it is considered that the introduction of these features would serve to preserve the character and appearance of the conservation Area in line with Environment Policy 35.
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6.7 Whilst it is noted that the alterations of the appearance of the garage which forms a congruent unit with the garages on this part of the locality (Richmond Grove and Bucks Road), dominated by garages and workshops would result in a notable change to this part of the street scene and as such judged to alter considerably this part of the street scene, it is not considered that the change would be averse to the character of the Conservation Area as the garages are not granted prominence within the Character Appraisal nor the rear lane within which these garages are mainly situated.
6.8 Given the issues highlighted above, it is considered that the works as currently proposed would preserve the character and appearance of the property and Woodbourne Road Conservation Area, and therefore considered to be in compliance with general Policy 2 and Environment Policy 35 of the Strategic Plan, and Planning Policy Statement 1/01.
(c) The amenities for future occupants
6.9 The amenity of future occupants was a principle part of the previous refusal the previous proposals created a garage at the front and backed straight onto the rear lane, with only high level windows to the rear and no outlook at the ground floor to the front. This resulted in a very poor internal living environment with little natural daylight and poor outlook.
6.10 These proposals have sought to address this issue by removing the front garage which allows frontage glazing resulting in natural light and outlook. A rear courtyard is also created which allows rear windows to look onto this and additional rear ground floor windows are proposed. The rear courtyard provides a private amenity space and also provides a space for bin and cycle provision given its 30 sq. metre area.
6.11 The living space therefore has outlook to the front and the kitchen to the rear with windows onto the courtyard. The two bedrooms are also front and rear with the bathroom in the centre. The dormer provides additional light looking over the existing roofs.
6.12 Overall the changes afforded have significantly improved amenity in terms of natural light and outlook and the proposals as such are considered to have overcome this reason for refusal. The proposal is therefore considered to be comply with policy GP 2 (h & n) of the Local Plan.
(d) Impact on neighbouring amenity
6.13 The previous application raised concerns in relation to overlooking the Ellen Vannin Old People's home situated directly east of the application site, due to the inclusion of a first floor roof terrace at the rear adjacent the lane. This application removed the terrace and also steps the rear façade back with the rear courtyard resulting in further separation and also providing amenity at ground level rather than the previous application creating a first floor roof terrace. As a consequence the matter of overlooking and privacy impact has been addressed in this application.
6.14 The new dormer is not considered to generate privacy concerns as they would look over the adjoining roof with no opportunity to overlook this neighbour. Likewise, there would be no increases in the roof height and the new flat roof dormer would directly adjoin the neighbouring roof to the south would be positioned directly north of the roof lights on this neighbouring property, where the impact of overshadowing diminishes as the sun's orientation is east to west. As such, it is not considered that overbearing impacts or overshadowing would result from the installation of the dormer.
e) Potential impact upon highway safety/parking provision
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6.15 The proposals provide no off street parking, however given the location which is considered highly sustainable and is within close proximity to a public transport corridor along Bucks Road, it is considered that parking restrictions can be relaxed and highways have confirmed that the location is sustainable due to the access to public services and additionally that the parking demand of one residential property is likely much less than that of the former use and as such the proposals are likely to provide some benefit in this regard. In this respect, it is considered that the proposals would be in accordance with Transport Policy 7 due to the proximity of a transport corridor to the site.
(f) Other Matters
6.16 Douglas Borough Council raised bin provision however there is clearly a bin storage area shown on the submitted plans, which would be sufficient to accommodate refuse needs. The rear courtyard also provides ample additional space should it be needed for cycle storage.
7.0 CONCLUSION 7.1 Overall, it is concluded that although the scheme now proposed has addressed previous reasons for refusal. The inclusion of front and rear ground floor windows, a rear courtyard and the removal of the first floor terrace area have improved amenity for future occupiers and removed the overlooking concern for existing residents. The proposals do not provide off street parking however the use is considered to generate less activity than the previous use and additionally the site is located in close proximity to a transport corridor. As such, the proposal is considered to be contrary to the requirements of General Policy 2, Transport policy 7 and Paragraph 3.6 of the Strategic Plan, and the principles promoted by the Residential Design Guide. The application is, therefore, recommended for approval.
8.0 RIGHT TO APPEAL 8.1 The Town and Country Planning (Development Procedure) Order 2019 sets out the process for determining planning applications (including appeals). It sets out a Right to Appeal (i.e. to submit an appeal against a planning decision) and a Right to Give Evidence at Appeals (i.e. to participate in an appeal if one is submitted).
8.2 Article A10 sets out that the right to appeal is available to: o applicant (in all cases); o a Local Authority; Government Department; Manx Utilities; and Manx National Heritage that submit a relevant objection; and o any other person who has made an objection that meets specified criteria.
8.3 Article 8(2)(a) requires that in determining an application, the Department must decide who has a right to appeal, in accordance with the criteria set out in article A10.
8.4 The Order automatically affords the Right to Give Evidence to the following (no determination is required): o any appellant or potential appellant (which includes the applicant); o the Department of Environment, Food and Agriculture, the Department of Infrastructure and the local authority for the area; o any other person who has submitted written representations (this can include other Government Departments and Local Authorities); and o in the case of a petition, a single representative.
8.5 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 the Right to Appeal.
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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 and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded interested person status and/or rights to appeal.
Decision Made : Permitted
Date: 01.10.2024
Determining Officer Signed : J SINGLETON
Jason Singleton
Principal Planner
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