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PLANNING OFFICER REPORT AND RECOMMENDATIONS Application No. : Appiicant: Proposal: Site Address: 14/00328/B Mountaindale Ltd Conversion of building to provide four residential dwellings Former Salisbury Street Methodist Church Farrant Street Douglas Isle Of Man IM2 3HF Case Officer: Photo Taken : Site Visit: Expected Decision Level : Mr Edward Baker 02.04.2014 Officer Delegation Officer's Report THE APPLICATION SITE The application site is the former Salisbury Street Methodist Church, Farrant Street, Douglas. It is an attractive period building located on the corner of Farrant Street and Salisbury Street within a built up area of traditional terrace streets. The building physically adjoins No. 21 Farrant Street, the end property of a row of terrace houses on the south west side of Farrant Street. There is an access lane at the rear of both the houses and the site to the south west. Africa Court, which is a more modern development of housing, is located behind the site and beyond the lane further to the south west. To the other side of Salisbury Street to the north west is a row of large commercial buildings. There are furthers houses on Farrant Street to the other side of the road to the north east. 1. THE PROPOSAL The application seeks planning approval for the conversion of the former church into four residential dwellings. 2. Additional information and amended plans have been received which confirm external finishes, provide details of replacement windows and rainwater goods and show details of the boundary treatment. The information has been circulated but the application has not be formally re-advertised. 3. The application follows pre-application discussions with the planning officer. 4. PUNNING HISTORY The site has no relevant planning history. 5. The commercial buildings opposite the site to the north west have a limited planning history. It is unclear what their lawful use is. 6. PUNNING POLICY The site is identified as being within a predominantly residential area by the Douglas Local Plan 1998. 7. 14/00328/B 3 June 2014 Page 1 of 8
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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: (a) is in accordance with the design brief in the Area Plan where there is such a brief; respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them; does not affect adversely the character of the surrounding landscape or townscape; does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses; does not affect adversely public views of the sea; incorporates where possible existing topography and landscape features, particularly trees and sod banks; does not affect adversely the amenity of local residents or the character of the locality; provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and (b) (c) (d) (e) (f) (g) (h) manoeuvring space; does not have an unacceptable effect on road safety or traffic flows on the local (i) highways; can be provided with ail necessary services; does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan; Is not on contaminated land or subject to unreasonable risk of erosion or flooding; (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and is designed having due regard to best practice in reducing energy consumption.' 0) (k) (I) (n) Housing Policy 4 states; 'New housing wiil be located primarily within our existing towns and villages, or, where appropriate, in sustainable urban extensions(l) of these towns and villages where identified in adopted Area Plans: otherwise new housing will be permitted in the countryside only in the following exceptional circumstances: (a) essential housing for agricultural workers in accordance with Housing Policies 7, 8, 9 and 10; (b) conversion of redundant rural buildings in accordance with Housing Policy 11; and the replacement of existing rural dwellings and abandoned dwellings in accordance with Housing Policies 12,13 and 14.' (c) Transport Policy 7 of the Isle of Man Strategic Plan 2007 states: The Department will require that in all new development, parking provision must be in accordance with the Department's current standards.’ REPRESENTATIONS 9. Douglas Borough Council - no response to date. Highways Division - comments as follows; 10. 14/00328/B 3 :iune 2014 Page 3 of 8
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The application is to change the use of the property from a church to 4 residential units. The current car parking standard of 2 spaces per unit cannot be met however applicant has tried to provide 3 off-street car parking spaces and 2 motorbike spaces, The layout of the parking is such that the 2 parking spaces accessed via the lane and the motorbike spaces cannot both be provided; it is not possible to access the motorbike spaces when there are 2 cars parked. While these 2 car parking spaces do not meet current standards for new built properties they will provide adequate parking provision and can be accessed albeit with some difficulty. The parking space accessed via Salisbury Street is sufficient due to the level of traffic using the road. On street car parking cannot be counted towards the required parking. The current use of the building as a place of worship and social gathering will result in high levels of car parking at various times of the day and week. Although the building has been out of use for some time, it could be brought back into use and the car parking resulting from this use would have a more significant impact on the availability of on-road car parking than the proposal. In balance the location of the site and the benefit of the change of use justifies accepting a lower standard of car parking in this case; however the motorcycle parking should be removed.’ 11. Manx Utility Authority - advisory note. The Planning Authority has sought the views of the occupants of No. 21 Farrant Street and No. 1 Africa Court, being the neighbours most likely to be affected by the proposal. However, no comments have been received, 12. ASSESSMENT Whether the site is a suitable location in principle for new residential development The site is identified as being within a predominantly residential area by the Douglas Local Plan 1998. It is situated in a reasonably central and sustainable urban location not far from the town centre or its amenities. The site has reasonable access to shops, services, jobs and public transport. The proposal would make effective use of previously land. In these regards, the proposal displays a number of good sustainability credentials. It also accords with the strategic aims of the Development Plan which seeks to steer new housing to sustainable urban locations such as this. The proposed development is considered acceptable in principle and its acceptability should therefore turn on the following planning issues. 15. The effect of the proposal upon the character and appearance of the area The former church is an attractive period building. It contributes to the character and appearance of the area. The proposals to convert the building are considered far preferabie to its demolition, which would otherwise result in the loss of part of the history and character of the area. 16. It is felt that the proposed conversion is reasonably sensitively handled. The proposal makes good use of existing openings and the creation of new openings is minimised and kept quite discreet. Perhaps the most significant external alterations to the building are the introduction of dormer windows on the north west elevation facing Salisbury Street. These are relatively small and discreet and would sit comfortably just above the eaves. Elsewhere, there would be some less noticeable dormer windows on the inner courtyard elevations, new roof lights and discreet enlargement of some of the existing upper gable windows. 17. 14/00328/B Page 4 of 8 3 June 2014
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The application also proposes to replace the existing traditional timber windows with slim line UPVC equivalents. The brochure accompanying the application shows replacement window design which is rather crude, It is important that the pattern and width of the framing matches the original windows as closely as possible and that the windows have a suitable colour finish, A condition is recommended to ensure appropriate window details. 18. The existing building is finished in render and the render colour finish as proposed should aiso be secured by means of condition. The existing slate roof would be retained. 19. TTie existing stone boundary wall will also be retained albeit a vehicle access will be formed at the front with stone piers built to match the existing. The introduction of parking at the front of the building next to Farrant Street is a little unfortunate in terms of the impact on the setting of the building. However, it will provide a practical solution to providing off-street parking and will not in itself be particularly detrimental. 20. The effect of the proposal upon residential amenity The neighbours most likely to be affected by the proposals are No. 21 Farrant Street, which the church physically adjoins on its north west side, and No. 1 Africa Court which is to the rear of the site to the south west. The Planning Authority has written to both neighbours but has received no comments on the application. 21. In terms of the impact on No. 21 Farrant Street, there is a small number of new window openings on the south east courtyard elevation facing towards the rear and side of No. 21. These will include three small windows serving bedrooms at first floor level. These windows would be approximately 8 metres to the side elevation of No. 21. The side elevation of No. 21 is largely blank although there is a side door at ground floor and a small first floor window on the far north east side. These distances are close, however, on balance given that the new windows serve bedrooms and in view of the location of the window in the side elevation of No. 21 together with its small size, it is considered unlikely that there would be serious and unacceptable inter overlooking. 22. No. 1 Africa Court is located to the rear of the site to the south west. There would be additional gable window facing towards No. 1, which would serve a small bedroom. This would be very high up in the gable at second floor level. Given the relatively small size of the window, its height in the building and the oblique angle to the front of No. 1, it is considered unlikely that there would be any serious overlooking issues. It would look down onto the front garden of No. 1, but No. 1 would retain private space to the rear. It is considered that the relationship is not especially problematic. 23. The conclusion on these issues is reinforced by the absence of any comments or objections from No, 1 Africa Court and No. 21 Farrant Street. 24. The lawful use of the adjacent commercial building is unclear and there is potential for environmental conflict between the commercial usage of this building with occupants of the site. However, this is a residential area and it is considered that residents would be no more susceptible to issues than existing residents in the area. It would therefore be unreasonable to refuse the application on environmental conflict grounds. 25. Access and parking The Highways Service has not raised any technical or safety concerns about the proposal. The means of access is therefore considered acceptable. The proposal is for four residential units which would normally attract a requirement for 8 off-street parking spaces in 26. 14/00328/B Page 5 of 8 3 June 2014
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accordance with Transport Policy 7 of the Strategic Plan. However, only three parking spaces have been provided. The Highways Ser^'ice is relatively relaxed about this given the historic use of the building as a church when the previous use would have attracted far great traffic and parking demands than the proposed use during services and other activities. There is space to park on the street and it is considered that the Highways Service's approach to parking in this case is pragmatic and reasonable. 27, Amended plans have been received which remove the motorcycle parking which was a concern to the Highways Service. 28. RECOMMENDATION 29. It is recommended that approval is granted. PARTY STATUS 30. The following parties should be afforded interested person status: The local authority, Douglas Borough Council is, by virtue of the Town and Country Planning (Development Procedure) Order 2013, paragraph 6 (4) (e), considered "interested persons" and as such should be afforded party status. The Highway Authority is granted interested party status under the Town and Country Planning (Development Procedure) Order 2013 paragraph 6 (4) d. 31. The following parties should NOT be afforded interested person status: Manx Electricity Authority - does not raise relevant planning issues. Recommendation Recommended Decision: Permitted 03.06.2014 Date of Recommendation: Conditions and Notes for Approval / Reasons and Notes for Refusal C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal 0 : Notes attached to refusals C 1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice. 14/00328/B 3 June 2014 Page 6 of 8
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Reason; Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals. To comply with article 14 of the Town and Country Planning (Development C2. Notwithstanding the submitted details, no development shall commence until details of the replacement windows have been submitted to and approved in writing by the Planning Authority. The development shall not be carried out unless in accordance with the approved details. Reason: In the interests of the appearance of the development. C3. Notwithstanding the submitted details, no development shall commence until details of the colour and texture finish of the render have been submitted to and approved in writing by the Planning Authority. The development shall not be carried out unless in accordance with the approved details. Reason: In the interests of the appearance of the development. C4. Notwithstanding the submitted details, no development shall commence until details of the colour finish of the rainwater goods, barge boards, eaves and soffits have been submitted to and approved in writing by the Planning Authority. The development shall not be carried out unless in accordance with the approved details. Reason: In the interests of the appearance of the development. C 5. The development hereby approved shall not be occupied or operated until the parking and turning areas have been provided in accordance with the approved plans. Such areas shall not be used for any purpose other than the parking and turning of vehicles associated with the development and shall remain free of obstruction for such use at all times. Reason: To ensure that sufficient provision is made for off-street parking and turning of vehicles in the interests of highway safety. C6. The development shall not be occupied until the bin store has been provided in accordance with the approved plans. The bin store shall thereafter be permanently retained unless the Planning Authority grants its prior written approval to any variation. Reason: In the interests of the amenities of the area. TTiis approval relates to Site location plan and Drawing Numbers 343/3 SI, 343/3 S2 (existing), 343/3 PA2 (proposed elevations) received on 18 March 2014; Drawing Numbers 343/3 PAIA (floor plans and layout) and 343/3 PA3 (proposed boundaries) received on 13 May 2014. 14/00328/B Page 7 of 8 3 June 2014
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I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control /Head of Development Management/ Senior Planning Officer.
1? iY • aba^at... Decision Made : Permitted Date : Determining officer (delete as appropriate) Signed :... Sarah Corlett Senior Planning Officer Signed :... Chris Balmer Senior Planning Officer Signed :... Michael Gallagher Director of Planning and Building Control Head of Development Management Signed :... Jennifer Chance 14/00328/B Page 8 of 8 3 June 2014
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