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| Application No.: | 14/01087/B |
| Applicant: | Barmerlea Limited |
| Proposal: | Conversion of office building to create first and second floor residential apartments |
| Site Address: | 19 Peel Road Douglas Isle Of Man IM1 4LS |
| Case Officer: | Miss Laura Davy |
| Photo Taken: | |
| Site Visit: | |
| Expected Decision Level: | Officer Delegation |
1.1 The application site is the curtilage of 19 Peel Road, Douglas. The property is a three storey end of terrace which adjoins 21 Peel Road. The property is spread over three floors, office accommodation is provided on each floor.
2.1 The application seeks approval for the conversion of the first and second floors to residential apartments. Both apartments would have two bedrooms, bathroom, kitchen and lounge. No alterations are proposed to the front of the building. The alterations to the rear include the installation of doors to replace some of the existing windows. Two sets of French doors would be installed at first and second floor and three solid fire doors would be installed at ground, first and second floors. Also proposed is the installation of an external metal staircase.
3.1 The previous planning applications are not considered to be specifically material in the assessment of the current application.
4.1 The application site is within an area zoned as "Predominantly Residential" identified on the Douglas Local Plan 1998. Given the nature of the application it is appropriate to consider General Policy 2 and Housing Policy 17 of The Isle of Man Strategic Plan (20th June 2007).
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.
The conversion of buildings into flats will generally be permitted in residential areas provided that:
a) Adequate space can be provided for clothes-drying, refuse storage, general amenity, and, if practical, car-parking; b) The flats created will have a pleasant clear outlook, particularly from the principal rooms and c) If possible, this involves the creation of parking on site or as part of an overall traffic management strategy for the area.
5.1 Highway Services do not oppose as there is parking provided within the current parking arrangements associated with the offices.
5.2 Douglas Borough Council have no objection.
5.3 Environmental Health Officer of Department of Environment Food and Agriculture has advised that the flats/apartments of completion must be registered prior to the flats being occupied.
5.4 Manx Utilities Authority express an interest and recommend that the applicant contact the Authority prior to commencement.
6.1 The application seeks approval for the conversion of the first and second floor to residential apartments. The main issues to consider in the assessment of the application are the principle of the development, the impact upon the character and appearance of the street scene and the impact upon the amenity of the neighbouring properties.
6.2 The site is within an area zoned as predominantly residential and therefore the proposed development is acceptable in principle. The ground floor of the building would remain as office accommodation with the first and second floors becoming self contained two bedroom apartments, each apartment would be accessed via the external staircase, and the existing internal lift would also be retained.
6.3 Each room in the apartments would be served by one or more windows with an outlook to the front, side and rear of the building. It is considered that the main habitable rooms would have a clear pleasant outlook.
6.4 The building is served by the car park to the side of the building; this provides parking for the offices and apartments. There is also bin storage to the rear of the building. While there is no outside amenity space for clothes drying and general amenity it is considered that the proposal overall complies with the spirit of Housing Policy 17.
6.5 The proposed development would not unduly affect the amenities of neighbouring residential properties, neither would it have an adverse impact upon the character and appearance of the property as viewed from the front of the building. The alterations to the rear include the installation of an external staircase, and while not particularly attractive it would not be readily visible from the street scene.
6.6 For the above reasons the application is considered to be acceptable and is recommended for approval.
7.1 In line with Article 6(4) of the Town and Country Planning (Development Procedure)(No2) Order 2013, the following Persons are considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to the
application: the applicant or, if there is one, the applicant's agent; the owner and occupier of the land the subject of the application; Highway Services, and the Local Authority, Douglas Corporation in whose district the land the subject of the application sits.
7.2 In line with Article 6(3) of the Town and Country Planning (Development Procedure)(No2) Order 2013 and paragraph 2(1) of Government Circular No. 01/13, the following persons who have made representation to the planning application are not considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to the application:
Recommended Decision: Permitted
Date of Recommendation: 13.10.2014
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
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.
This approval relates to Drawing Numbers 4444/S1, 4444/L1, 4444/P2, 4444/P1 and 4445/ex1 date stamped 12th September 2014.
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.
Decision Made : Permitted Date : 13.10.14
Determining officer (delete as appropriate)
Signed :... Sashonett Chris Balmer Senior Planning Officer
Signed :... Sarah Corlett Senior Planning Officer
Signed :... Michael Gallagher Director of Planning and Building Control
Signed :... Jennifer Chance Head of Development Management
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