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24/91230/B Page 1 of 5
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 24/91230/B Applicant : Star Developments Proposal : Conversion of building from 3 apartments to single dwelling house. Demolition of rear annexe and erection of 2-car garage with roof terrace Site Address : Salalah House 34 Peel Road Douglas Isle Of Man IM1 4LY
Planning Officer: Peiran Shen Photo Taken : 21.11.2024 Site Visit : 21.11.2024 Expected Decision Level :
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 04.12.2024 __
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 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
C 2. The garage door must not be able to swing over Drinkwater Lane at any time.
Reason: to protect highway safety and efficiency.
C 3. Prior to occupation of the house, the solid parapet wall on the boundary with 36 Peel Road shall be completed as shown in drawing 2300/PL1000, which has been received on 28th October 2024.
C 4. The garage must be able to accommodate two parked vehicles at any time.
Reason: to ensure parking standards are met.
This application has been recommended for approval for the following reason. The proposal is considered to not give rise to an unacceptable impact on the character and streetscene of the area, neighbouring amenities or parking provision. The proposal is considered to comply with General Policy 2 and Transport Policy 7 of the Strategic Plan and the Residential Design Guide.
Plans/Drawings/Information;
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24/91230/B Page 2 of 5
This approval relates to the documents, cover letter and drawing no. 2300/PL1000 Rev A, 2300/PL1001, 2300/PL2002 Rev A, which has been received on 28th October 2024. __
Right to Appeal
It is recommended that the following organisations should NOT be given the Right to Appeal: Douglas Borough - No objection Department of Infrastructure - No objection subject to conditions which have been applied __
Officer’s Report
1.0 THE SITE 1.1 The application site is 34 Peel Road, a mid-terrace house located on the North East of Peel Road. The building consists of a main building with a dormer on the roof and a three- storey rear extension. There are three flats within the building at the moment. The rear of the building is on Drinkwater Lane.
1.2 32 Peel Road is on the South East of the site. It has a three-storey rear extension abuts the site. 34 Peel Road is a three-flat apartment building. One flat on each floor. According to Cowley Groves' website, the kitchen and the bathroom are at the rear of these apartments.
1.3 Drinkwater Lane is the rear of many terraces on Peel Road and Circular Road. It connects with Hope Street at its east end and Peel Road at its west end.
1.4 83 Circular Road is a mid-terrace dwellinghouse. There is a garage on the ground floor at the Drinkwater Lane side. According to Deanwood, on the Drinkwater Lane side, there is a lounge on the first floor and a bedroom on both the first and second floors. The rear boundary of the application site is approx. 6m from the rear elevation of No. 83.
2.0 THE PROPOSAL 2.1 The proposed is the conversion of three flats (class 3.4) into a single dwellinghouse (class 3.3). The proposal includes the demolition of the existing rear extension and the erection of a garage with a roof terrace on the top.
3.0 Planning History 3.1 Convert the existing three residential units in the building into four apartments was APPROVED under PA 23/00756/B.
4.0 Planning Policy Site Specific 4.1 The site is within an area designated as Mixed Use (St George's) in the Area Plan for the East.
4.2 The written statement of the Area Plan states that for Mixed Use area (St George's): "Within the area, but outside of Athol Street, offices, financial and professional services, food and drink and some residential uses will also be acceptable. Uses which conflict with these will generally not be supported."
Strategic Policy 4.3 The Isle of Man Strategic Plan 2016 contains the following policies that are considered materially relevant to the assessment of this current planning application: o Strategic Policy 5 o General Policy 2 (b), (g), (h), (i), (m), (n)
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o Housing Policy 17 o Transport Policy 7 o Appendix 7.6
PPS and NPD 4.4 No relevant Planning Policy Statement or National Policy Directive applies to this application.
5.0 OTHER MATERIAL CONSIDERATIONS Strategy and Guidance 5.1 The Residential Design Guide (July 2021) contains the following guidance that are considered materially relevant to the assessment of this current planning application: o Section 4.11 Roof Terraces, balconies Decking and Patios o Chapter 5 Architectural Details o Chapter 7 Impact on Neighbouring Properties
6.0 REPRESENTATION 6.1 Douglas Borough Council has no objection to this application (15.11.2024).
6.2 DoI Highway Services does not oppose this application (07.11.2024). The comment states that there is no significant negative impact upon highway safety, network functionality and/or parking. The comment also states that this is because the site is in a sustainable location in the Douglas centre, the applicant is providing parking to rear of the proposals (visibility for access is acceptable due to slow speed of lane), and conversion of house back to one dwelling will reduce car parking demand. The comment requests conditions on the garage door not swinging onto the access lane and the garage must be used for parking of vehicles only (for road safety and parking amenity purposes).
7.0 ASSESSMENT Elements of Assessment 7.1 The key considerations in determining the application are its principle, its impact on the design of the building itself, the character and streetscene of the area, amenities of neighbouring properties and parking provision.
Principle of the House Conversion 7.2 This section of Peel Road predominantly are residential properties. Therefore, the proposed dwellinghouse is not considered to conflict with existing uses, and its principle is acceptable.
Design of the Building Itself 7.3 The proposal demolishes the existing rear extension, which is considered to have no impact on the design of the building. The proposed garage would have a flat roof. Although single-storey, it is not a typical extension for a Victorian terrace. Nevertheless, the garage door and glass balustrades are not considered to detract from the design of the existing house.
Character and Streetscene of the Area 7.4 Drinkwater Lane is only used by occupants on the road. Therefore, the proposal is not considered to be readily visible to the public. As mentioned in 7.3, this proposal is not usual for a Victoria terrace. However, given the lane is a rear lane, the proposal is not considered to detract from the character and streetscene of the area.
Amenities of Neighbouring Amenities 7.5 No.32 has a three-storey rear extension abuts the site. The new roof terrace would not have any material overlooking No. 32. Therefore, the proposal is considered to have no additional impact on No.32 Peel Road.
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7.6 The proposal removes the rear extension, significantly reducing the overshadowing on No.36 Peel Road. In the meantime, the new roof terrace increases overlooking into the rear elevation and rear extension of No.36. Given the rear elevation are kitchens and bathrooms, the improved lighting situation is considered to outweigh the intensity of the newly introduced overlooking situation, which is also partially mitigated with the new parapet wall.
7.7 The new roof terrace would be 6m from the lounge of No.86 Circular Road. While this is quite a close distance, the intensity of such overlooking is not considered more than the typical intensity within an urban terrace setting. Therefore, the additional overlooking toward the terraces on the rear of Circular Road is considered acceptable.
Parking Provision 7.8 The proposal reduces the parking standard from at least three to two spaces. Therefore, it is considered that there is no negative impact on parking provision.
8.0 CONCLUSION 8.1 The proposal is considered not to have an unacceptable impact on the character and streetscene of the area, neighbouring amenities, or parking provision. The proposal is considered to comply with General Policy 2 and Transport Policy 7 of the Strategic Plan and the Residential Design Guide. Therefore, it is recommended for an approval.
9.0 RIGHT TO APPEAL AND RIGHT TO GIVE EVIDENCE 9.1 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).
9.2 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.
9.3 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.
9.4 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.
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I can confirm that this decision has been made by the Acting Head of Development Management 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: 04.12.2024
Determining officer
Signed : A MORGAN
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Abigail Morgan Acting Head of Development Management
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