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Government Raillye Ellen Vennin
Horncastle Thomas 20 Athol Street Douglas Isle Of Man IM1 1JA
In pursuance of powers granted under the above Act and Order the Department of Infrastructure determined to APPROVE a planning application by Mr \& Mrs David Mclean, Ref 13/00553/B, for the Alterations and division of existing dwelling to provide three residential units and vehicular access alterations at Ballawattleworth House Tynwald Road Peel Isle Of Man IM5 1JP subject to compliance with the following condition(s):
Date of Issue: 25th July 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] $13 / 00553 / B$
| Case Officer: | Mr Chris Balmer |
| Photo Taken: | 29.05.2013 |
| Site Visit: | 29.05.2013 |
| Expected Decision Level: | Officer Delegation |
| Application No.: | 13/00553/B |
| Applicant: | Mr & Mrs David Mclean |
| Proposal: | Alterations and division of existing dwelling to provide three residential units and vehicular access alterations |
| Site Address: | Ballawattleworth House Tynwald Road Peel Isle Of Man IM5 1JP |
1.0 THE SITE 1.1 The application site is the residential curtilage of Ballawattleworth House, Tynwald Road, Peel which is a large two storey detached property situated in substantial grounds, located on the north eastern side of Tynwald Road.
2.0 THE PROPOSAL 2.1 The application seeks approval for alterations and division of existing dwelling to provide three residential units and vehicular access alterations.
3.0 PLANNING HISTORY 3.1 The following planning applications have been considered for this site. 3.2 Erection of a replacement conservatory - 09/00600/B – APPROVED 3.3 Creation of a doorway in rear garden wall - 08/01647/B – APPROVED 3.4 Change of use from residential home to dwelling - 01/01444/C – APPROVED 3.5 Extension to nursing home - 97/01105/B – APPROVED 3.6 Alterations and extensions to garage to provide additional living accommodation - 89/01545/B – APPROVED 3.7 Approval in principle to provide additional accommodation -89/01544/A – APPROVED 3.8 Approval in principle to erect extension to provide additional accommodation - 89/00686/A – REFUSED 3.9 Alterations and extension to existing garage to provide additional accommodation - 89/00678/B - REFUSED
4.0 DEVELOPMENT PLAN POLICIES 4.1 The application site is within an area zoned as "Predominantly Residential" identified on the Peel Local Plan 1989. The site is not within the Peel Conservation Area.
4.2 Due to the site location, zoning and the type of proposal, the following policy is relevant for consideration:- 4.3 "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; (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan; (1) 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 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."
5.1 Highways Division does not oppose as the development has no traffic management parking or road safety issues. They seek a condition requiring the parking spaces to be 6 x 3.25 metres. 5.2 Peel Commissioners have recommended approval.
6.1 In terms of the principle of the development, the area is zoned within an area of 'residential use', therefore it is considered the principle of converting the existing residential property into three apartments is acceptable. 6.2 The proposal would result in three separate units (House, Annex \& Apartment), the house would have a total of four bedrooms and two bedrooms, whilst the annex and apartment would both be two bedroomed units. All would have kitchens and living areas as well as at least one bathroom. It is considered the internal amenity space would be appropriate and acceptable for each apartment.
6.3 Externally, each would have access to amenity spaces (i.e. gardens) albeit the annex and apartment would share a large garden area. The apartment would also have its own private terrace and smaller garden. The house would also have a rear private garden. All units would also have access to the large garden to the front of the property. Whilst the layout of the gardens is fairly unusual, it is considered such arrangement would be acceptable and any person moving into the units would be aware of the layout before occupying. Overall, it is considered the proposals would provide a clear and pleasant outlook for all three units and therefore comply with Housing Policy 17. 6.4 Parking would be provided by the existing hardstanding which fronts the dwelling. The level of hardstanding would be increased, to make parking and turning easier, however the level would have little impact upon the visual amenities of the street screen or the individual property. The submission also proposed to widen the existing access, which in turn will improve visibility and accessibility. The Highway Division have considered the scheme and have no objection. 6.5 Whilst there are no details of bin storage on the submitted plans, given the size of the plot it is considered reasonable to acceptable there is plenty of room available for bins to be stored within the site.
7.1 Overall, it is considered the proposal would comply with General Policy 2 of the Isle of Man Strategic Plan and recommended for an approval.
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:
8.2 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.
Recommended Decision: Permitted
Date of 24.07.2013
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 full accordance with the following plans 01, 02, 03, 04, 05, 06, 07, 08, 09 A, 10, 11, 12, 13 and 14 received on 3rd May 2013 and 25th June 2013.
C 3. In the interests of highway safety, prior to the occupation of any of the units hereby approved, the alterations to the existing hard surfacing as shown in drawing 09 A is required to be completed, maintained and retained thereafter.
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 : ....25.7.13
Determining officer (delete as appropriate) Signed : Signed : Signed : ..................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................
| Case Officer : | Mr Chris Balmer |
| Photo Taken : | 29.05.2013 |
| Site Visit : | 29.05.2013 |
| Expected Decision Level : | Officer Delegation |
| Application No. : | 13/00553/B |
| Applicant : | Mr & Mrs David Mclean |
| Proposal : | Alterations and division of existing dwelling to provide three residential units and vehicular access alterations |
| Site Address : | Ballawattleworth House Tynwald Road Peel Isle Of Man IM5 1JP |
1.0 THE SITE 1.1 The application site is the residential curtilage of Ballawattleworth House, Tynwald Road, Peel which is a larger two storey detached property situated in substantial grounds, located on the north eastern side of Tynwald Road.
2.0 THE PROPOSAL 2.1 The application seeks approval for alterations and division of existing dwelling to provide three residential units and vehicular access alterations.
3.0 PLANNING HISTORY 3.1 The previous planning applications are not considered specifically material in the assessment of the current application.
3.2 Erection of a replacement conservatory - 09/00600/B – APPROVED 3.3 Creation of a doorway in rear garden wall - 08/01647/B – APPROVED 3.4 Change of use from residential home to dwelling - 01/01444/C – APPROVED 3.5 Extension to nursing home - 97/01105/B – APPROVED 3.6 Alterations and extensions to garage to provide additional living accommodation - 89/01545/B – APPROVED 3.7 Approval in principle to provide additional accommodation -89/01544/A – APPROVED 3.8 Approval in principle to erect extension to provide additional accommodation - 89/00686/A – REFUSED 3.9 Alterations and extension to existing garage to provide additional accommodation - 89/00678/B - REFUSED
4.0 DEVELOPMENT PLAN POLICIES 4.1 The application site is within an area zoned as "Predominantly Residential" identified on the Peel Local Plan 1989. The site is not within the Peel Conservation Area.
4.2 Due to the site location, zoning and the type of proposal, the following policy is relevant for consideration:- 4.3 "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; (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan; (1) 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 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."
5.1 Highways Division do not oppose has no traffic management parking or road safety issues. They do wish a condition requiring the parking spaces to be $6 \times 3.25$ metres. 5.2 Peel Commissioners have recommended an approval.
6.1 In terms of the principle of the development, the area is zoned within an area of 'residential use', therefore it is considered the principle of converting the existing residential property into three apartments is acceptable. 6.2 The proposal would result in three separate units (House, Annex \& Apartment), the house would have a total of four bedrooms and two bedrooms, whilst the annex and apartment would both be two bedroomed units. All would have kitchens and living areas as well as at least one bathroom. It is considered the internal amenity space would be appropriate and acceptable for each apartment.
6.3 Externally, each would have access to amenity spaces (i.e. gardens) albeit the annex and apartment would share a large garden area. The apartment would also have its own private terrace and smaller garden. The house would also have a rear private garden. All units would also have access to the large garden to the front of the property. Whilst the layout of the gardens is fairly unusual, it is considered such arrangement would be acceptable and any person moving into the units would be aware of the layout before occupying. Overall, it is considered the proposals would provide a clear and pleasant outlook for all three units and therefore comply with Housing Policy 17. 6.4 Parking would be provided by the existing hardstanding which fronts the dwelling. The level of hardstanding would be increased, to make parking and turning easier, however the level would have little impact upon the visual amenities of the street screen or the individual property. The submission also proposed to widen the existing access, which in turn will improve visibility and accessibility. The Highway Division have considered the scheme and have no objection. 6.5 Whilst there are no details of bin storage on the submitted plans, given the size of the plot it is considered reasonable to acceptable there is plenty of room available for bins to be stored within the site.
7.1 Overall, it is considered the proposal would comply with General Policy 2 of the Isle of Man Strategic Plan and recommended for an approval.
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:
8.2 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.
Recommended Decision: Permitted
Date of 24.07.2013
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 full accordance with the following plans $01,02,03,04,05,06,07,08,09 \mathrm{~A}, 10,11,12,13$ and 14 received on 3rd may 2013 and 25th June 2013.
C 3. In the interests of highway safety prior to the occupation of any of the units hereby approved, the alterations to the existing hard surfacing as shown in drawing 09 A is required to be completed, maintained and retained thereafter.
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
PA13/00553/B Mr \& Mrs David Mclean Alterations and division of existing dwelling to provide three residential units and vehicular access alterations, Ballawattleworth House Tynwald Road Peel Isle Of Man IM5 1JP Planning Officer: Planning history and constraint detail extracted from the planning database for this site, collated for the benefit of the Planning Officer on 14.05.2013, includes;
Dev Control Polygons: Reference Number: 89/00686/A Status: Refused Proposal: Approval in principle to erect extension to provide additional accommodation, Ballawattleworth House, Tynwald Road, Peel.
Reference Number: 01/01444/C Status: Permitted Proposal: Change of use from residential home to dwelling Reference Number: 89/01545/B Status: Permitted Proposal: Alterations and extensions to garage to provide additional living accommodation, Ballawattleworth House, Tynwald Road, Peel.
Reference Number: 08/01647/B Status: Permitted Proposal: Creation of a doorway in rear garden wall Reference Number: 09/00600/B Status: Permitted Proposal: Erection of a replacement conservatory Reference Number: 89/01544/A Status: Permitted Proposal: Approval in principle to provide additional accommodation, Ballawattleworth House, Tynwald Road, Peel.
Reference Number: 97/01105/B Status: Permitted on Review Proposal: Extension to nursing home, Ballawattleworth Nursing Home, Tynwald Road, Peel. Reference Number: 89/00678/B Status: Refused Proposal: Alterations and extension to existing garage to provide additional accommodation, Ballawattleworth House, Tynwald Road, Peel.
Reference Number: 13/00553/B Status: Pending Consideration Proposal: Alterations and division of existing dwelling to provide three residential units and vehicular access alterations
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