Loading document...
Case Officer: Mr Chris Balmer Photo Taken: 23.09.2013 Site Visit: 23.09.2013 Expected Decision Level: Officer Delegation
1.0 THE SITE 1.1 The site represents part of the curtilage of Ports Of Call, Bay View Road, Port St. Mary which is a two/three storey property located on the western side of Bay View Road and south of Lewthwaite's Way.
2.0 PROPOSAL 2.1 The application seeks approval for change of use of part of first floor office suites into a self-contained apartment, elevation alterations and replacement of existing windows. 2.2 The proposed change of use relates to one of the existing first floor offices into a two bedroomed apartment. 2.3 In relation to other alterations these relate to replacement/alterations of existing windows/rooflights throughout and removal of the existing chimney.
3.0 PLANNING STATUS 3.1 The site lies within an area designated as 'Mixed Use' under the recently adopted (1st March 2013) Area Plan for the South. The site is within a proposed Conservation Area, but the building is not Registered. 3.2 Due to the zoning of the site, and the nature of the proposed development, the following Planning Policies are relevant in the consideration of the application:- 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;
| Application No.: | 13/91079/B |
| Applicant: | Fistard Property Investments Limited |
| Proposal: | Change of use of part of first floor office suites into a self-contained apartment, elevation alterations and replacement of existing windows |
| Site Address: | Ports Of Call |
| Bay View Road | |
| Port St. Mary | |
| Isle Of Man | |
| IM9 5AE |
3.4 Housing Policy 4 states: "New housing will be located primarily within our existing towns and villages, or, where appropriate, in sustainable urban extensions(1) 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:
3.5 Housing Policy 17 states: "The conversion of buildings into flats will generally be permitted in residential areas provided that:
4.1 The previous planning application is considered relevant in the assessment and determination of this application: 4.2 Change of use of existing office to a body therapy/treatment unit - 04/01136/C APPROVED 4.3 Change of use of existing store back to a cafe/delicatessen - 03/01323/B - APPROVED 4.4 Installation of uPVC shop front to replace existing - 02/01776/B - REFUSED 4.5 Change of use from veterinary surgery to office accommodation - 98/00823/C APPROVED 4.6 Change of use from retail shop units to veterinary consulting rooms - 95/00693/C APPROVED 4.7 Change of use of shop unit to launderette - 85/01282/C - APPROVED 5.0 REPRESENTATIONS
5.1 Port St Mary Commissioners have no objection. 5.2 The Department of Infrastructure Highways Division have no objection. They comment that two parking spaces are required but that the proposal would not reduce on street parking during residential times of day (Ie 1800hrs - 0800hrs). 5.3 The Manx Electricity Authority has made no comments to the merits of the application but ask for an informative note is attached to any approval.
6.1 In relation to the change of use of the existing office into a two bedroomed self contained apartment Housing Policy 17 is most relevant to consider. This policy indicates that generally permission will be granted if there is adequate space can be provided for clothesdrying, refuse storage, general amenity, and, if practical, car-parking; the flats created will have a pleasant clear outlook, particularly from the principal rooms and if possible, this involves the creation of parking on site or as part of an overall traffic management strategy for the area. 6.2 It is considered the proposal would comply with this policy except for the last aspect which requires on-site parking. In this case the site cannot accommodate any onsite parking and is totally reliant on on-street parking and the nearby public car park. This is the same as the current situation, which arguable (an office) has the same or greater need for parking than a single apartment. 6.3 The two proposed bedrooms' outlook and light would be provided by two existing side picture windows, which would look towards side windows within the neighbouring outlet. There is a level difference between the windows with the application looking directly at the walling between the top of the grounds floor windows and the bottom of the first floor windows. Whilst this situation is not ideal, this level of overlooking current exists between the two properties. 6.4 Overall, it is considered the proposal would have no significant impact upon public or private amenities to warrant a refusal. 6.5 In relation to the alterations of the building and installation of new windows/roof lights, introducing new sliding sashes, it is considered the works would be appropriate to the visual amenities of the street scene and upon the individual property.
7.1 For these reasons set out in this report, it is considered the proposal would comply with the relevant policies as indicated within the Isle of Man Strategic Plan 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 2013, paragraph 6 (4) (e) and should be afforded interested party status:
Port St. Mary Commissioners The Department of Infrastructure Highways Division 8.2 It is considered that the following do not meet the criteria of Town and Country Planning (Development Procedure) Order 2013, paragraph 6 (4) (e) and should not be afforded interested party status:
The Manx Electricity Authority
Recommended Decision: Permitted
Date of 07.11.2013 Recommendation:
Conditions and Notes for Approval / Reasons and Notes for Refusal
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 change of use of part of first floor office suites into a self contained apartment, elevation alterations and replacement of existing windows as proposed in the submitted documents and drawings 1185.1, 1185.2, 1185.3, 1185.4, 1185.7 REV A, 1185.8 and 1185.20 all received on 11th September 2013.
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
Copyright in submitted documents remains with their authors. Request removal
View as Markdown