Officer Report 19 December 2012

Planning Officer Report And Recommendations {{table:25436}}

THIS APPLICATION IS REFERRED TO THE PLANNING COMMITTEE AS THE PROPOSED USE IS CONTRARY TO THE LAND USE DESIGNATION UNDER THE LOCAL PLAN.

The application site comprises the curtilage of a three storey property located on Hope Street in Douglas.

The proposal comprises the conversion of the property from office accommodation to three residential flats. It is proposed to convert the ground floor into a one bedroom unit, the first floor to a one bedroom unit, and the second floor and attic space into a one bedroom unit. As part of the conversion the eaves and ridge height of the property are proposed to be increased by 450mm, the corresponding chimney height altered to match that of the adjoining property's chimney and three roof lights are proposed to be installed. The submitted drawings and information show that the application has on-site space for at least two cars, and can potentially accommodate more if tandem parking is used. There is sufficient space to store wheelie bins to the rear of the property.

The application site has been the subject of a number of previous planning applications, two of which are considered specifically material to the assessment of this current planning application:

Planning application 90/01544/B sought planning approval for the conversion of the property from residential to office accommodation with extension and car parking. This previous planning application was approved.

Planning application 94/01797/B sought planning approval for conversion of the property from residential to office accommodation with extension and car parking. This previous planning application was approved and subsequently implemented.

In terms of land use designation the application site is located within a wider area of land that is designated as predominantly offices under the Isle of Man Planning Scheme (Douglas Local Plan) Order 1998.

In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains one policy that is considered specifically material to the assessment of this current planning application. Housing Policy 17 states:

"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."

The Department of Infrastructure Highways Division do not oppose the planning application.

The Manx Electricity Authority expresses an interest in the planning application.

The key issues to consider in the assessment of the proposed development are i) the principle of residential use; ii) the impact on public amenity; iii) the impact on private amenity; iv) the provision of acceptable living environments; and v) the provision of acceptable car parking provision.

As highlighted earlier in this report the application site is located within a wider area designated as predominantly offices under the Douglas Local Plan. Whilst the proposed residential use is contrary to that general designation it has to be accepted that the designation is predominantly and that the overall area does contain a significant amount of residential development. This particular property was originally built as a dwelling and subsequently converted in the mid 1990's. It is not a purpose built office and, as highlighted by the applicant's agent, attempts to let the property as an office have been unsuccessful. Overall, it is concluded that whilst the proposed use is not offices it is not unacceptable within this location and the principle of residential use is accepted.

The only external changes to the property are the proposed increase in eaves and ridge height by 450mm, the minor alteration of the chimney height and the installation of three roof lights. All other changes relating to the proposed conversion are internal, it is only the external changes that could be said to have any impact on public amenity. In terms of those, the roof lights are considered to be unobjectionable as these are a commonly found feature within urban areas and do not harm the respective street scene. As the height of properties along Hope Street varies the increase in ridge height and corresponding chimney height is also considered to have an acceptable impact on the overall street scene. As such, it is concluded that the impact on public amenity is acceptable.

The proposed conversion of the property into three residential flats does not harm the private amenity of any existing property. The physical changes to the building do not result in overshadowing. Overlooking, overbearing or any other obvious harmful impact. As such, it is concluded that the impact on private amenity is acceptable.

The living environment of the three proposed residential flats is considered to be acceptable. Each has an acceptably pleasant clear outlook from its living room and overall an adequate amount of space. Whilst it is likely that tumble dryers will be used within each flat there is space to the rear of the property that could be utilised for clothes storage is desired. As indicated on the submitted drawings the refuse bins for the flats will be stored to the rear of the property, presumably collected from the rear lane. Overall, it is concluded that the living environment of the proposed flats is acceptable.

As for car parking provision the submitted drawings and information show that the application has on-site space for at least two cars, and can potentially accommodate more if tandem parking is used. The requirement under Appendix 7 of the Isle of Man Strategic Plan 2007 is 3 spaces. Taking account of the available space on-site and the town centre location the car parking provision for the proposed development is concluded to be acceptable.

Recommendation
Recommended Decision:	Permitted
Date of Recommendation:	10.12.2012
Conditions and Notes for Approval / Reasons and Notes for Refusal
C: Conditions for approval N: Notes attached to conditions R: Reasons for refusal O: Notes attached to refusals
C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
C 2. This approval relates to drawing no.s 01 rev. P1, 01A rev. P1, 02 rev. P1 and 03 rev. P1 date stamped the 8th November 2012.
I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to it under the Town and Country (Development Procedure) 2005 Decision Made: A Committee Meeting Date: 31/12/12 Signed: Danewitt Presenting Officer Further to the decision of the Committee an additional report/condition reason is required. Signing Officer to delete as appropriate YES/NO gas electric boxes

It is considered that the following parties that made representations to the planning application should be afforded interested party status:

Douglas Borough Council.

It is considered that the following parties that made representations to the planning application should not be afforded interested party status:

The Department of Infrastructure Highways Division; and The Manx Electricity Authority.