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1.0 THE SITE 1.1 The application site relates to 15 - 19 Michael Street, Peel which is a traditional three storey terrace located on the northern side of Michael Street in the centre of Peel.
2.0 THE PROPOSAL 2.1 This application seeks approval for the alterations and erection of extension to provide retail accommodation and three residential apartments. 2.1 Proposal involves the demolition of the existing rear flat roofed outlets and outbuildings to the rear elevation and replaced with two and three storey rear extensions.
3.0 PLANNING STATUS 3.1 The application site is located within an area identified as being mixed use by the Peel Local Plan and is also within the Peel Conservation Area. 3.2 Within the Isle of Man Strategic Plan, the following policies are considered relevant: 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: (a) is in accordance with the design brief in the Area Plan where there is such a brief; (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; (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses; (e) does not affect adversely public views of the sea; (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks; (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; (j) can be provided with all necessary services;
3.4 Environment Policy 35, which 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." 3.5 Housing Policy 17, which states: "The conversion of buildings into flats will generally be permitted in residential areas provided that:
4.1 The following previous planning applications are considered relevant in the assessment and determination of this application:- 4.2 Replacement of windows - 93/01059/B - APPROVED 4.3 Conversion of living accommodation into self-contained flat - 90/00105/B - APPROVED 5.0 REPRESENTATIONS 5.1 Peel Town Commissioners recommend that this application be approved. 5.2 The Department of Infrastructure Highways Division:- "This proposal does not comply with off street parking in accordance with the IOM Strategic Plan.
Taking into account its existing use, and proposed use, there will be minimal increase in vehicular movement and parking.
Therefore Highways do not oppose this application." 5.3 EPU \& Public Health and Manx Electricity Authority make no comment on the merits of the application but ask for informative notes be attached to any approval. 5.4 The owner of 1 Mews Cottages, Factory Lane, Peel (9 Hopwood Bank, Horsforth, Leeds) has no objection to the proposed works, but raises the following concerns which are ownerships issues relating to access across the land to the rear (car park) access to services and construction access over the land.
6.1 There are three issues with the proposed works, the first relates to the potential impact upon the visual amenities of the Conservation Area. Second is in relation to the potential impact upon neighbouring amenities (loss of light, overbearing impact and/or loss of privacy) and thirdly relates to the level of amenity for the future occupants of the apartments proposed.
6.2 In relation to the potential impacts upon the Conservation Area when considering any development in such 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. 6.3 The majority of the works are to the rear elevations which are not overly apparent from public view. Partial views can be seem from the private car park to the northwest of the site, but the rear elevation is largely obscured from public view given the sustainable buildings which surround the site. However, it is still important to ensure any new development still preserves or enhances the character or appearance of the Area. 6.4 The original building has been significantly altered in the past with the erection of a number of rear flat roofed extensions and flat roof garage. These extensions in terms of their form, appearance and size, including large picture windows being installed, certainly do detract from the traditional property. Consequently, the removal of these aspects would be beneficial to the property and the Conservation Area. 6.5 What is proposed to replace these existing structures would result in more built development on the site however the appearance, form, size and design would be far more appropriate and be an improvement to the traditional property. Consequently, it is considered the works would be an enhancement to the Conservation Area and therefore comply with Environment Policy 35. 6.6 The next issue to consider relates to the potential impact upon neighbouring properties, namely residential properties in the vicinity. The closest residential properties which would be potentially affected by the development would be Nr 1 and Nr 2 Old Smoke House, Factory Lane, which are currently nearing completion. The properties are located to the northeast of the application site and there rear elevations would be approximately between 6.2 and 6.4 metres from the rear two storey store room extension. The neighbouring properties rear elevations which face the site are four storeys in height. The windows which potentially might be impacted the most would be the single ground floor window and obscure glazed door for each property which all serve the kitchens. Visiting this site it was apparent that the ground level appears lower than the application site. It was further noted that a 1.2 metre high boundary/retaining wall runs along the rear western boundary of these dwellings (shared with Nr 20 Michael Street) and a 2.8 metre high stone wall runs along the eastern boundary (again shared with Nr 20 Michael Street) of the application site which faces towards the rear of these neighbouring dwellings. The main issue relates to the proposed rear two storey store extension which would project above the existing 2.8 metre high boundary wall, by increasing the level of walling (up to eaves level) from the top of the existing wall by 1.8 metres. However, it should also be noted that an existing rear outlet at Nr 20 Michael Street exists. This would screen the majority of the proposed extension from either neighbouring property. The aspects which will be apparent are the works which project approximately 3 metres past the rear outlet of Nr 20. 6.7 Overall, it is considered given the existing boundary walling being 2.8 metres in height, the screening of the majority of the extension due to the existing outlet to the rear of Nr 20, given the pitched roof design of the extension (roof plain slopes away from the neighbouring properties) and the design, position and height, the proposal would not result in significant impacts upon the residential amenities of either Nr 1 or Nr 2 Old Smoke House to warrant a refusal. 6.8 The third issue relates to whether the proposed apartments would provide an acceptable level of amenity for future occupants. Perhaps at this stage it should be highlighted that permission was approved in 1990 for the conversion of the upper floors for
living accommodation into self-contained flat. However, this proposal would result in a total of three self contained apartments. 6.9 As indicated within the policy section of this report, Housing Policy 17 indicates a number of criteria when considering the conversion of buildings into flats. In relation to clothes-drying, refuse storage and general amenity, each apartment would have access to the rear yard area where a bike and bin stores are located. In terms of amenity, as with many apartments in the town centre above shops, there is generally very little in way of external amenity space (i.e. gardens). Generally such provision is provided by public facilities and this proposal is no exception. The site is situation within a few minutes' walk of parks, promenade and beach. Consequently, it is considered this approach is acceptable. 6.10 In relation to the second point of the policy, any flats are required to have pleasant clear outlook, particularly from the principal rooms. The apartment 1 (first floor) and apartment 3 (second floor) both have their principle room's outlook onto Michael Street, whilst apartment 2 (second floor) has views towards the sea. Overall, it is considered the outlook for these properties would be acceptable. 6.11 The third issue relates to parking provision. As with the majority of older terraced properties in town centres, apartments/dwellings generally relay on street parking rather than providing parking on site. No car parking provision is proposed to be provided. The Highway Division have considered this aspect of the proposal and concluded that given the existing use, and proposed use, there will be minimal increase in vehicular movement and parking. Therefore Highways do not oppose this application. It should be noted that there are public car parks and on street parking in the vicinity, albeit these generally have high demands from local residents and business. Furthermore, the new apartments would be located within a town centre adjacent to a number of shops/services and public transport links. 6.12 Overall, it is concluded the proposed apartments would comply with Housing Policy 17. 6.13 In relations to the comments from the owner of 1 Mews Cottages, Factory Lane, Peel, these points are civil matters between the relevant parties and are not material planning matters which can be assessed as part of this planning application.
7.1 Overall, the proposal would comply with relevant policy as stated within the Isle of Man Strategic Plan for the reasons given and therefore it is recommended that the application be approved.
8.1 It is considered that the following meet the criteria of Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d) and should be afforded interested party status:
The owner of 1 Mews Cottages, Factory Lane, Peel (9 Hopwood Bank, Horsforth, Leeds) 8.2 It is considered that the following do not meet the criteria of Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d) and should not be afforded interested party status:
EPU \& Public Health Manx Electricity Authority
8.3 The Department of Transport Highways and Traffic Division is now part of the Department of Infrastructure of which the planning authority is part. As such, the Highways and Traffic Division cannot be afforded party status in this instance.
Recommendation
Recommended Decision: Permitted
Date of 11.04.2013 Recommendation:
Conditions and Notes for Approval / Reasons and Notes for Refusal
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
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 the alterations and erection of extension to provide retail accommodation and three residential apartments as proposed in the submitted documents and drawings A001, A101, A102, A201, A202, SS01, SS02, SS03, PX01 and PX02 all received on the 5th February 2013.
C 3. The external finishes of the extension must match those of the existing building in all respects.
C 4. The roof(s) must be finished in dark natural slate.
I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager/ Senior Planning Officer.
Decision Made : Permitted Date : ....14/4/13................
Determining officer (delete as appropriate) Signed :........ Anthony Holmes Senior Planning Officer Signed :........ Sarah Corlett Senior Planning Officer
11 April 2013 13/00132/B Page 5 of 6
Signed : Michael Gallagher Director of Planning and Building Control
Signed : Jennifer Chance Development Control Manager
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