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Savage & Chadwick Armitage House Lord Street Douglas Isle Of Man IM1 1LE
In pursuance of powers granted under the above Act and Order the Department of Infrastructure determined to APPROVE a planning application by Onchan Commissioners, Ref 13/00493/B, for the conversion of former police station to four apartments and a maisonette at Former Police Station 1 & 3 Elm Drive Onchan Isle Of Man IM3 4EH subject to compliance with the following condition(s):
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
The development hereby permitted shall not be carried out except in complete accordance with drawing no.s SC1279/P/00-01, SC1279/P/00-02, SC1279/P/10-01 rev. A and SC1279/P/10-02 rev. A date stamped the 24th April 2013.
Prior to the first use of any of the apartments the car parking spaces must be set out in accordance with drawing no. SC1279/P/10-01 rev. A date stamped the 24th April 2013 and be capable of use. Thereafter these car parking spaces shall be retained to serve the development for the lifespan of the development.
Date of Issue: 12th June 2013
Director of Planning and Building Control
This decision was made by a Senior Planning Officer in accordance with the authority delegated to them.
This permission refers only to that required under the Town and Country Planning (Development Procedure) Order 2005.
Any appeal against this decision must be in writing and must be received by this Department within 21 days of the date of this notice.
An appeal form and guidance notes are available from either the Planning Office, Tel 685950, or to download from the Department's website www.gov.im/transport/planning/plan/applications/decision.xml
Please note that a copy of the Officer's report which led to the decision, together with correspondence relative to the application, are available for inspection at the Department.
The proposed development must not be commenced until either;
Whichever is the later. If no appeal is lodged within 21 days of the date of issue overleaf, and this decision becomes final, the Department's public reference copy (counter copy) of the planning application may be collected by the applicant or their agent from Murray House.
Please note that if the counter copy of the application is not collected within THIRTY DAYS following the last date on which a planning appeal can be made it will be destroyed without further notice.
Department of Infrastructure, Murray House, Mount Havelock, Douglas, Isle of Man, IM1 2SF Tel (01624 685950) email; [email protected]
| Application No. : | 13 / 00493 / B | | :-- | :-- | | Applicant : | Onchan Commissioners | | Proposal : | Conversion of former police station to four apartments and a | | | maisonette | | Site Address : | Former Police Station | | | 1 & 3 Elm Drive | | | Onchan | | | Isle Of Man | | | IM3 4EH |
Case Officer : Mr A Holmes
Photo Taken : Site Visit : Expected Decision Level : Officer Delegation
1.1 The application site is the curtilage of a terrace of three two-storey properties located on Elm Drive, at the junction with Elm Tree Road, in Onchan. The properties are currently understood to be vacant, their last known use being as a police station.
2.1 The proposal comprises the conversion of the properties into five apartments, consisting of four single storey apartments and one two-storey maisonette apartment. Four apartments are contained within the existing property (two per floor) whilst the two-storey maisonette apartment is part contained with the existing property and part within a proposed rear extension. Four on-site car parking spaces, accessed via the rear lane, are proposed to serve the development. 2.2 The planning application states that the proposed apartments would be used as local authority housing, administered by the applicant (Onchan District Commissioners). A statement submitted with the planning application outlines the existing public housing stock in Onchan and identifies a need for the type of residential units proposed by this planning application.
3.1 Whilst the application site has been the subject of previous planning applications it is considered that none of these are specifically material to the assessment of this current planning application.
4.1 In terms of local plan policy, the application site is within an area designated as predominantly residential use under the Onchan Local Plan. 4.2 Whilst it is recognised that only part of the proposed development is new build development the following policy within Planning Circular 1/2000 (the written statement that
accompanies the Onchan Local Plan) is considered material to the assessment of this planning application. Policy O/RES/P/19 states: "The erection of new residential properties may be permitted within areas designated for residential use where these would fit in with the density, massing, design and character of existing adjacent dwellings." 4.3 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. 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; (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan; (l) 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 (n) is designed having due regard to best practice in reducing energy consumption." 4.4 Housing Policy 4 states: "New housing will be located primarily within our existing towns and villages, or, where appropriate, in sustainable urban extensions 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 (c) the replacement of existing rural dwellings and abandoned dwellings in accordance with Housing Policies 12, 13 and 14." 4.5 Housing Policy 6 states: "Development of land which is zoned for residential development must be undertaken in accordance with the brief in the relevant area plan, or, in the absence of a brief, in accordance with the criteria in paragraph 6.2 of this Plan. Briefs will encourage good and innovative design, and will not be needlessly prescriptive." Paragraph 6.2 references back to General Policy 2. 4.6 Transport Policy 7 states: "The Department will require that in all new development, parking provision must be in accordance with the Department's current standards."
4.7 Appendix 7 of the Isle of Man Strategic Plan 2007 defines current parking standards. Under this the minimum standard for apartments is " 1 space for 1 bedroom; 2 spaces for 2 or more bedrooms". Appendix 7 also states that "These standards may be relaxed where development: (a) would secure the re-use of a Registered Building or a building of architectural or historic interest; or (b) would result in the preservation of a sensitive streetscape; or (c) is otherwise of benefit to the character of a Conservation Area. (d) is within a reasonable distance of an existing or proposed bus route and it can be demonstrated a reduced level of parking will not result in unacceptable on street parking in the locality."
5.1 Onchan District Commissioners recommend that the planning application be approved. 5.2 The Department of Infrastructure Highways Division does not oppose the planning application, stating that the proposal meets current highway standards and policies. In reaching this conclusion they highlight that the car parking spaces provided are of adequate size and are orientated to be accessible from the back lane. They highlight that the parking requirement for the 5 units is 6 parking spaces; 1 space per 1 bed apt and 2 spaces for the 2 bed apt. If the buildings were to be used as originally designed ( 2 semi detached houses) the parking requirement would be 4 spaces; 2 per house. The current use as a Police Station required that 3 on street car parking spaces were reserved and will now be released to public use. The application proposes 4 car parking spaces to replace the sub standard parking provided for the original semi detached houses and the release of the 3 on street spaces, resulting in a net gain of 1 on street parking space over the current situation. 5.3 The Manx Electricity Authority recommends that the applicant to contact them to discuss the provision of an electricity supply. 5.4 The owners and/or occupants of 5 Elm Drive, which directly adjoins the application site, and 4, Avondale Road which is across the rear lane, object to the planning application. The grounds for their objections can be summarised as concern that the proposal is an over intensive development of the site that will exacerbate parking problems within the area.
6.1 As stated earlier in this report the application site is located within a wider area of land that is designated as predominantly residential use under the Onchan Local Plan. Given that the use of the proposed development is residential it is concluded that there is no issue with the general principle behind the proposal. The purpose of this planning application is to examine the site specific impacts of the proposed development. In terms of that the three issues to assess are the impact on public amenity, the impact on private amenity and the impact on highways. The proposed development is not considered to affect any other obvious material planning considerations. 6.2 In terms of impact on public amenity the key consideration is the appearance of the proposed development within the street scene of the surrounding area. Whilst it is proposed to alter and extend the existing building the overall level of such alteration and extension is comparatively low. It is considered that the effect of such alteration and extension on the street scene is also comparatively low. The overall impact on public amenity is thereby concluded to be acceptable.
6.3 As for impact on private amenity the proposed development does not significantly alter the existing situation and relationships with surrounding residential properties. The proposed development does not cause undue overlooking, loss of privacy, overshadowing, loss of light or overbearing. As such, it is concluded that the impact on private amenity is acceptable. Private amenity for the proposed apartments is concluded to be acceptable, with each having a sufficiently pleasant outlook from at least one primary habitable room. 6.4 Turning to the impact on highways the key issue to consider is car parking. As highlighted earlier in this report the proposed development would be served by four on-site car parking spaces, accessed from the rear lane. As highlighted within the representation from the Department of Infrastructure Highways Division the car parking requirement for the proposed development is six spaces. However, taking account of the existing situation and the release of three on street spaces that were previously reserved for the police station the proposal actually results in a net gain of one space over the current situation. On the basis that the proposal represents an improvement over the existing situation it is concluded that the provision of four spaces for the proposed development is acceptable. The Department of Infrastructure Highways Division have confirmed that the four spaces are of adequate size and accessible.
7.1 It is recommended that the planning application be approved.
8.1 It is considered that the following parties that made representations to the planning application should be afforded interested party status:
Onchan District Commissioners; and The owners/occupants of 5 Elm Drive The owners/occupants of 4, Avondale Road. 8.2 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.
Recommended Decision: Permitted
Date of 03.06.2013
Recommendation:
Conditions and Notes for Approval / Reasons and Notes for Refusal
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. The development hereby permitted shall not be carried out except in complete accordance with drawing no.s SC1279/P/00-01, SC1279/P/00-02, SC1279/P/10-01 rev. A and SC1279/P/10-02 rev. A date stamped the 24th April 2013.
C 3. Prior to the first use of any of the apartments the car parking spaces must be set out in accordance with drawing no. SC1279/P/10-01 rev. A date stamped the 24th April 2013 and be capable of use. Thereafter these car parking spaces shall be retained to serve the development for the lifespan of the development.
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 : \qquad Determining officer (delete as appropriate) Signed : \qquad Anthony Holmes Senior Planning Officer Signed : \qquad Michael Gallagher Director of Planning and Building Control
Signed : \qquad Sarah Corlett Senior Planning Officer Signed : \qquad Jennifer Chance Development Control Manager
PA13/00493/B Onchan Commissioners Conversion of former police station to four apartments and a maisonette, Former Police Station 1 & 3 Elm Drive Onchan Isle Of Man IM3 4EH Planning Officer:
Planning history and constraint detail extracted from the planning database for this site, collated for the benefit of the Planning Officer on 29.04.2013, includes;
Dev Control Polygons: Reference Number: 92/00770/C Status: Permitted Proposal: Change of use from residential to Police Interview Rooms, No 1 Elm Drive and adjoining Police Station, Onchan. Reference Number: 13/00493/B Status: Pending Consideration Proposal: Conversion of former police station to four apartments and a maisonette
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