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| Application No.: | 13/00360/B |
| Applicant: | Mr Alan Guy |
| Proposal: | Conversion of former stables to a dwelling |
| Site Address: | Old Coal Yard Bay View Road Port St. Mary Isle Of Man IM9 5AW |
| Case Officer: | Miss S E Corlett |
| Photo Taken: | |
| Site Visit: | |
| Expected Decision Level: | Officer Delegation |
1.1 The site is the former coal yard situated on the western side of Bay View Road backing onto The Lhargan. The site is 0.13 acres in area - 562 sq m and has an access onto Bay View Road alongside Seacliffe which fronts onto Bay View Road and the former Police Station which is presently for sale, which fronts onto Bay View Road. To the immediate east of the site is the terrace of 4-7 Carrick Mews.
1.2 The site has a number of buildings on it - including a two storey stone building, a former stables building, which is the subject of this application for conversion. The building sits adjoining the eastern boundary of the site which adjoins numbers 5, 6 and 7, Carrick Mews. The stone building is 7.5m high and has a footprint of 6m by just over 10m. There are no window openings on the elevation facing Carrick Mews although there is a rooflight in that pitch, and full length window and two further windows in the southern elevation, no windows in the northern elevation and a first floor window in the western elevation.
2.1 Proposed is the retention of most of the buildings on the site (other than the small store to the south of the existing stone building) and the conversion of the stone building to a dwelling. This will have two bedrooms and a bathroom on the first floor and a kitchen and lounge on the ground floor, a small store on the southern elevation and two parking spaces to the west under cover. The other buildings are to be retained and are currently used for storage whilst the applicant's fishing equipment is being sold off and will eventually be used as storage space for the occupants of the converted building.
2.2 Very little change is proposed to the building itself, one additional window is proposed in the western elevation at first floor level.
3.1 The site lies within an area designated on the Southern Area Plan as Residential. The Plan contains a policy which recommends in respect of industrial uses within existing settlements, that "Any applications to develop/redevelop these sites will be dealt with through the normal development control process taking into account the particular developments being proposed, any site constraints (including flood risk) and mitigation measures and relevant Isle of Man Strategic Policies and Area Plan Proposals" (paragraph 6.7.1).
3.2 The proposed use will be compliant with the land use designation of the area plan and as such the provisions of General Policy 2 are applicable in this case: "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 space 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; i) does not have an adverse effect on road safety or traffic flows on the local highways; j) can be provided with all necessary services and k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan."
4.1 Planning permission was sought for the enclosure of the yard to provide additional storage under PA 02/--918/ Permission was refused for the principle of the erection of four two bedroomed dwellings under PA 06/00127 and permission was granted for the change of use of the yard to a garage servicing and repairs facility under PA 97/01282. 4.2 The reason for refusal of the principle for four dwellings was as follows: "Whilst there may be some benefit in removing an industrial/commercial use from a restricted site alongside existing residential properties in the town centre, residential use and development of this site would introduce different groups of people coming to and going from the site using the lane which is narrow and which will not accommodate two vehicles passing each other. Furthermore, the re-development of the site for residential purposes is likely to result in an increase in noise and traffic at weekends and evenings, to the detriment of those living in the properties alongside and which, along with possible over-looking of these properties, would result in unneighbourly development. Finally, the proposed dwellings would have a limited impact and environment, particularly if the existing wall separating the site from Carrick Mews were to be retained or rebuilt to retain the privacy of both existing and proposed dwellings."
5.1 Port St. Mary Commissioners indicate that they have no objection to the application. 5.2 There have been various exchanges of correspondence between the applicant, the planning office and the Highways Division relating to concerns expressed by the Highways Division about the width of the lane and levels of traffic. It has been clarified that the lane supports traffic from the former Police Station alongside, two garages and the application property. On the basis of this, and taking into account the fact that the lane cannot be widened by the applicant and the application site is landlocked, Highways Division do not raise any objection to the application. 5.3 The Isle of Man Water and Sewerage Authority raise no objection subject to the development being connected to the main foul sewer and there being no discharge of surface water to the main foul sewer. The application states that the discharge would be as existing and no further information is provided to clarify this. Conditions could be attached to this effect if the application is approved.
6.1 The building exists and it is clear from the drawings that it could be converted to and used as a residence without adversely affecting the amenities of those in adjacent properties through the introduction of new windows or features which would result in the building getting larger or new windows being introduced which would result in overlooking. 6.2 There will be a potential difficulty in the relationship between the occupation of the new unit and the retained storage use of the buildings alongside, but this is a matter for the occupants who will choose to occupy the building knowing that this storage use occurs alongside. It is not necessarily the case that such a relationship will be unacceptable. 6.3 Access is not ideal as the lane is narrow and used by others. However the site and building exist and if used for its originally intended purpose, there would be likely to be more traffic and larger vehicles than would be the case with a residential use of the building. 6.4 For the reasons above the application is considered to be acceptable and satisfy the policy requirements and is recommended for approval.
7.1 The local authority, Port St. Mary Commissioners are, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d), considered "interested persons" and as such should be afforded party status. 7.2 The Highway Authority is now part of the Department of Infrastructure of which the Planning Authority is part. As such, the Highway Authority cannot be afforded party status in this case. 7.3 The Isle of Man Water and Sewerage Authority is a statutory authority which raises material considerations and as such should be afforded party status in this case.
Recommended Decision: Permitted
Date of 15.08.2013
Recommendation:
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 conversion of the existing building to residential accommodation as shown and described in drawings 01, 02 and 03 all received on 20th March, 2013 and the development must be undertaken in accordance with these drawings.
C 3. The development must be connected to the main foul sewer with no surface water discharged thereto.
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 : Determining officer (delete as appropriate) Signed : Anthony Holmes Senior Planning Officer Signed : Michael Gallagher Director of Planning and Building Control
Signed : Sarah Corlett Senior Planning Officer Signed : Jennifer Chance Development Control Manager
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