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PLANNING OFFICER REPORT AND RECOMMENDATIONS Application No.: Applicant: Proposal: 14/00099/A Department Of Home Affairs Approval in principle to demolish the fire Station and redevelop the site for residential use Fire Station Farrants Way Castletown Isle Of Man IM9 INR Site Address: Miss S E Corlett Case Officer: Photo Taken : Site Visit: Expected Decision Level: Planning Committee Officer's Report THIS APPLICATION IS REFERRED TO THE PLANNING COMMITTEE AS THE PROPOSED DEVELOPMENT IS NOT IN ACCORDANCE WITH THE LAND USE DESIGNATION OF THE SITE THE SITE 1.1 The site lies on the south western side of Farrant's Way close to the centre of Castletown and currently accommodates the town's fire station which is a flat roofed single storey building with three different levels of roof height, which sits within an area of hard surfacing which provides access for the fire vehicles and also car parking for the facility, The site has a frontage to Farrant's Way of 30m and a general depth of around 16m. 1.2 The site has a public car park to the south many of the spaces in which are contracted out by the Commissioners and marked as reserved on site. To the rear there is a stone wall separating the site from the terrace of two storey housing, 53 - 59, Scarlett Road, which lies as close as 12m from the rear of the fire station building. 1.3 Across the road is the rear of the George Hotel and Isle of Man Bank which front onto The Parade. Across the road from the fire station car park is the Town Hall and Civic Centre and Castletown Commissioners' offices. THE PROPOSAL 2.1 Proposed is the principle of residential development of the site, demolishing the existing buildings and erecting new fabric. No layout has been provided as there is no firm concept of what type of development would be intended, The application seeks to identify any constraints or issues which may arise prior to any detailed drawings being prepared. PLANNING STATUS 3.1 The site and the car park associated with it are designated on the Area Plan for the South of 2013 as Buildings or Land for Civic, Cultural or Other Use. The car park to the south is designated as Car Park and the remaining land on the western side of Farrant's Way is designated as Residential. 3.2 The site lies outside Castletown's Conservation Area, the edge of which lies across Farrant's Way. Strategic Plan policies 14 April 2014 14/00099/A Page 1 of 7

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3.3 The following policies are considered relevant in the consideration of any development proposal. The site is located within a town centre on a bus route and within walking distance of schools, shops, services and amenities and as such is considered sustainable for the purposes of the following Strategic Policies: 3,4 Strategic Aim: to plan for the efficient and effective provision of services and infrastructure and to direct and control development and the use of land to meet the community's needs, having particular regard to the principles of sustainability whilst at the same time preserving, protecting and improving the quality of the environment, giving particular regard to our uniquely Manx natural, wildlife, cultural and built heritage. 3,5 Strategic Policy 1: Development should make the best use of resources by: a) optimising the use of previously developed land, redundant buildings, unused and under-used land and buildings and re-using scarce, indigenous building materials; b) ensuring efficient use of sites, taking into account the needs for access, landscaping, open space and amenity standards and c) being located so as to utilise existing and planned infrastructure, facilities and services. 3.6 Strategic Policy 2: New development will be located primarily within our existing towns and villages, or, where appropriate, in sustainable urban extensions of these towns and villages. Development will be permitted in the countryside only in the exceptional circumstances identified in paragraph 6.3. and 3.7 Spatial Policy 5: New development will be located within the defined settlements. Development will only be permitted in the countryside in accordance with General Policy 3. 3.8 The site would be considered as previously developed land in accordance with the definition in the Strategic Plan although General Policy 3c to which this refers is not applicable as the site is designated for a form of development. 3.9 The site does not lie within any flood risk zone. 3.10 Any proposal will have to accord with the Strategic Plan standards for car parking as set out in Appendix Seven: "New built residential development should be provided with two parking spaces per dwelling, at least one of which should be within the curtilage of the dwelling and behind the front of the dwelling, although the amount and location of parking will vary in respect of development such as terracing, apartments, and sheltered housing. In the case of town centre and previously developed sites, the Department will consider reducing this requirement having regard to: a) the location of the housing relative to public transport, employment and public amenities, b) the size of the dwelling, c) any restriction on the nature of the occupancy (such as sheltered housing) and d) the impact on the character and appearance of the surrounding area (paragraph A.7.1). 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" (A.7.6). 3.11 Development should generally be accordance with the principles of General Policy 2 which states: 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; 14/00099/A Page 2 of 7 14 April 2014

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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 adverse 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. PLANNING HISTORY 4.1 The site has been the subject of two previous applications, one for the erection of a monopole mast (PA 07/01776) and for replacement garage doors (PA 00/02201). REPRESENTATIONS 5.1 Castletown Commissioners initially indicated that they did not oppose the application. Later, following a request from the Planning Officer that they clarify whether they consider there are any other uses for the site, they confirmed, by way of an e-mail dated 3rd April, 2014 that there is a very serious lack of parking in the town, particularly near the town centre and that the application site would be an ideal opportunity to address this. They add that the regeneration of the town square is a major step forward in restablishing the town as a viable tourist and retail centre and creating more car parking would be an important element in this process. They say that they do not have a clear idea of how this could be achieved on a practical basis but would welcome a meeting if this could be turned into a viable proposition. 5.2 Highway Services indicate that they do not oppose the application subject to car parking being provided in line with the requirements of the Strategic Plan, that access to the site must provide visibility splays of 2.4m by 90m at a height of 1.05m and pedestrian visibility of 2.1m by 2.1m at a height of 0.6m with the width of the access being at least 4.1m Ttiey also recommend that the development includes the provision of a footway along the frontage of the site other than where there is a vehicular access and prior to any other works being carried out the vehicular access must be in place. They advise that the applicant will have to enter into an agreement under Section 109 of the highways Act prior to works being undertaken within the highway including the footway. 5.3 The Manx Utilities Authority (Water and Sewage) has no objection in principle but encourages early consultation with them regarding the proposed layout bearing in mind the proximity of the Queen Street IRIS pump station. 5.4 Two local residents - the occupants of 8, Douglas Street and 7, James Road (around 350m and 850m respectively from the site as the crow flies) object to the application on the basis that the site should not be developed for housing but should be available as a car park for the people of Castletown and to enable better use of and promotion of the town as a service centre with adequate parking. They suggest that the lack of parking has been an issue for the town for some time, as acknowledged by the Commissioners and their MHK. ASSESSMENT 14 April 2014 14/00099/A Page 3 of 7

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6.1 There is no objection to the principie of the demoiition of the existing buiiding and its replacement with new fabric with a new use. In fact, any deveiopment should invoive the removal of the existing building which is of limited architectural interest and its replacement with a building or buildings or a development which fit comfortably into its context. There is a mixed streetscene which comprises older buildings on Queen Street, the rear of very tall older buildings, many of which are Registered. The architecture of Scarlett Road is more modern and less interesting although the new development of apartments at Castle Court whilst modern, has introduced interesting and attractive elements into the streetscene - stonework, mock castellations, stepped elevations which visually uplift the streetscape. 6.2 The first option for development of this site would be for it to accommodate something in the same use class or area of use as indicated on the area plan. In this case the site is designated as Buildings or Land for Civic, Cultural or Other Use which also include schools, Castle Rushen and church use. However, there is no evidence from the applicant or any of the objectors that there is a particular need for the site for these purposes. Whilst not specified in the Area Plan for the South, on the Douglas Local Plan the category includes all of the following uses: amusement centre, community centre, civil defence, education, fire station, central government, hospital, harbour related uses, cinema, local government, museum, prison, police headquarters, primary school, sheltered housing, secondary school, TT Grandstand, telephone exchange and worship. It is interesting that sheltered housing is included in this description. Sheltered housing would be very well placed on this site due to the proximity to the town centre and the public transport system. It is relevant that car parking is not within this use class and as such it would be just as much contrary to the land use designation as would be residential development (other than sheltered housing). 6.3 Any development will have to pay respect to the amenities of 53-59, Scarlett Road behind the site, particularly the privacy of the first floor windows. There is a general rule of thumb which would require that any new windows which would look directly into these windows, should be at least 20m from them to preserve the amenities of both sets of occupants. As the site is only 17m or so deep, it is virtually impossible to have a 20m separation between the windows of the proposed and existing properties, thus leading to potential issues unless the proposed dwellings were side on to the existing dwellings with no windows in the gables, or were single storey. 6.4 Development will have to make adequate provision for access onto Farrant's Way and the streetscene may benefit from the introduction of a frontage wall which defines the site, rather than the very open aspect which is provided at present. This should not be higher than 1.05m so as not to appear overbearing in the streetscene and to protect the visibility splays for the entrance into and access out of the site. 6.5 Whilst there have been two local objections to the application on the basis that the site should be used for car parking, there is no indication in the views submitted initially by the local authority or the highways authority that this should be the case and these are the authorities who would be promoting such use (as the potential managers of such parking facilities) were such required. The Commissioners have however, revised their position and now consider that the site could be best used as car parking for the town. It is indeed the case that in many previous applications for the town centre car parking has been raised as an issue, particularly in the initial proposals for the Callow's Yard development where the application was recommended for refusal by the inspector on the basis that there was inadequate provision for car parking to serve the development, however this was overruled by the Minister who approved the application, recommending that the local authority and Highway Authority met to discuss parking provision in the town. 6.6 The most recent study of car parking in Castletown is the Castletown Town Centre Parking Study and Parking Policy Development Options which was commissioned by the Department of Infrastructure and published in 2013. This undertook an audit of current parking provision 14 April 2014 14/00099/A Page 4 of 7

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and made estimations of car parking need into the future. It concluded that there is not and will not be a shortage In the number of required parking spaces in the town. However looking at local areas, the town centre and The Crofts/Malew Street amongst others could reach a situation by 2017 where demand outstrips supply on Fridays, Friday nights and Saturdays. They conclude by suggesting the problem relates to the management of car parking spaces rather than the supply of spaces per se, indicating that in some cases, for example private pay and display car park (which is some 100m to the north west of the site and accommodates around 60 spaces) has substantial spare capacity. In terms of the future, they recommend that additional publicly available car parks may need to be developed If there is significant local pressure to put any displaced parking into the residential streets surrounding the town centre. This option assumes the introduction of residents' parking schemes in areas close to the town centre where in the future there may be intrusion by parked vehicles not belonging to residents. This parking would be likely to be generated by shoppers or commuters and may prevent the residents who have no off-street facilities from finding a parking space reasonably close to their home. They recommend that on this basis a ftjrther 140 spaces maximum may be required within 200m of the town centre by 2027. 6.7 The requirement for additional car parking spaces clearly depends upon parking management in and around the town centre. There is an existing car park, which is not free, which has substantial spare capacity. Clearly if the car park desired by the two objectors to this scheme were also not to be free of charge, there is a likelihood that this car park too would remain unused. As such, and as the study clearly indicated that the additional parking was for a future date and subject to introducing and reviewing parking management, it is not considered appropriate to refuse this application on the basis that the site should be used for car parking. 6.8 However, that is not to say that the site is automatically suitable for housing. Whilst sheltered housing is within the definition of Civic Cultural and Other Uses, and it is suggested that this form of housing, particularly if it were single storey would be suitable for this site, the issue of unconstrained housing fells into a separate category. However, the tenure and type of housing is usually something left to the housing authority (Castletown Commissioners and/or the Department of Social Care) and neither has indicated here that the site should be used for a particular type of housing due to current or future need. As such, in the absence of demonstrable need for any other use within the land use designation, including sheltered housing, bearing in mind that the site has housing on two of its sides, it is considered that it is suitable for residential purposes, 6.9 The site Is not without its challenges though, given the constraints set out in paragraphs 6.3 and 6.4 and these should be included in conditions attached to any planning approval. PARTf STATUS 7.1 The local authority, Castletown Commissioners are, by virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, paragraph 6 (4) (e), considered "interested persons" and as such should be afforded party status. 7.2 Highway Services is granted interested party status under the Town and Country Planning (Development Procedure) (No 2) Order 2013 paragraph 6 (4) d. 7.3 The Manx Utility Authority is a statutory authority which raises material planning considerations and as such should be afforded party status under Article 6(4)(c) of the Town and Country Planning (Development Procedure) (No 2) Order 2013 7.4 The residents of James Road and Douglas Street are not considered sufficiently close to the site to be afforded interested party status in this case. 14/00099/A Page 5 of 7 14 April 2014

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Recommendation Recommended Decision: Permitted Date of Recommendation: 21,03.2014 Conditions and Notes for Approval / Reasons and Notes for Refusal C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal O : Notes attached to refusals C 1. Approval of the details of siting, design, external appearance of the building[s], internal layout, means of access, landscaping of the site (hereinafter called "the reserved matters") shall be obtained from the Planning Authority in writing before any development is commenced. C2. The application for approval of the reserved matters shall be made to the Planning Authority before the expiration of two years from the date of this permission. C3. The development to which this permission relates shall begin within 4 years of the date of this permission or within two years of the final approval of the reserved matters, whichever is the later. C 4. This approval relates to the principle of the development and use of the site as shown in drawing 01 for residential purposes. C 5. The application for reserved matters must demonstrate that car parking is provided in line with the requirements of Appendix Seven of the Strategic Plan and that access to the site must provide visibility splays of 2.4m by 90m at a height of 1,05m and pedestrian visibility of 2.1m by 2. Im at a height of 0.6m, C6. The development must include the provision of a footway along the frontage of the site other than where there is a vehicular access and prior to any other works being carried out the vehicular access must be in place. NOTE: the applicant/developer will have to enter into an agreement under Section 109 of the Highways Act prior to works being undertaken within the highway including the footway. C7. 14 April 2014 14/00099/A Page 6 of 7

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The application for reserved matters must demonstrate that both the proposed and the existing dwellings alongside the site have satisfactory levels of privacy and amenity, taking into account that where windows look directly towards each other with no intervening obstruction, there should be a minimum separation distance of 20m. C8. The design of the housing proposed on the site should acknowledge the styles of the buildings in the immediate vicinity, particularly Castle Court Apartments and the more traditional, older housing along Queen Street, in order to provide a development which provides a sensitive and appropriate edge to the Conservation Area. I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to it under the appropriate delegated authority. Committee Meeting Date : Decision Made : signed : Presenting Officer Further to the decision of the Committee an additional report/condition reason is required, signing orncer to delete as appropriate YES 14 April 2014 14/00099/A Page 7 of 7

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PLANNING OFFICER REPORT AND RECOMMENDATIONS Application No.: Applicant: Proposal: 14/00099/A Department Of Home Affairs Approval in principle to demolish the fire Station and redevelop the site for residential use Fire Station Farrants Way Castletown Isle Of Man IM9 INR Site Address: Case Officer: Photo Taken : Site Visit: Expected Decision Level: Planning Committee Miss S E Corlett Officer's Report THIS APPLICATION IS REFERRED TO THE PLANNING COMMITTEE AS THE PROPOSED DEVELOPMENT IS NOT IN ACCORDANCE WITH THE LAND USE DESIGNATION OF THE SITE THE SITE 1,1 The site lies on the south western side of Farrant’s Way close to the centre of Castletown and currently accommodates the town's fire station which is a flat roofed single storey building with three different levels of roof height, which sits within an area of hard surfacing which provides access for the fire vehicles and also car parking for the facility. The site has a frontage to Farrant's Way of 30m and a general depth of around 16m. 1.2 The site has a public car park to the south many of the spaces in which are contracted out by the Commissioners and marked as reserved on site. To the rear there is a stone wall separating the site from the terrace of two storey housing, 53 - 59, Scarlett Road, which lies as close as 12m from the rear of the fire station building. 1.3 Across the road is the rear of the George Hotel and Isle of Man Bank which front onto The Parade. Across the road from the fire station car park is the Town Hall and Civic Centre and Castletown Commissioners' offices. THE PROPOSAL 2.1 Proposed is the principle of residential development of the site, demolishing the existing buildings and erecting new fabric. No layout has been provided as there is no firm concept of what type of development would be intended. The application seeks to identify any constraints or issues which may arise prior to any detailed drawings being prepared. PLANNING STATUS 3.1 The site and the car park associated with it are designated on the Area Plan for the South of 2013 as Buildings or Land for Civic, Cultural or Other Use. The car park to the south is designated as Car Park and the remaining land on the western side of Farrant's Way is designated as Residential. 3.2 The site lies outside Castletown's Conservation Area, the edge of which lies across Farrant's Way. Strategic Plan policies 14/00099/A Page 1 of 7 8 April 2014

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3.3 The following policies are considered relevant in the consideration of any development proposal. The site is located within a town centre on a bus route and within walking distance of schools, shops, services and amenities and as such is considered sustainable for the purposes of the following Strategic Policies: 3.4 Strategic Aim; to plan for the efficient and effective provision of services and infrastructure and to direct and control development and the use of land to meet the community's needs, having particular regard to the principles of sustainability whilst at the same time preserving, protecting and improving the quality of the environment, giving particular regard to our uniquely Manx natural, wildlife, cultural and built heritage. 3.5 Strategic Policy 1: Development should make the best use of resources by: a) optimising the use of previously developed land, redundant buildings, unused and under-used land and buildings and re-using scarce, indigenous building materials; b) ensuring efficient use of sites, taking into account the needs for access, landscaping, open space and amenity standards and c) being located so as to utilise existing and planned infrastructure, facilities and services. 3.6 Strategic Policy 2: New development will be located primarily within our existing towns and villages, or, where appropriate, in sustainable urban extensions of these towns and villages. Development will be permitted in the countryside only in the exceptional circumstances identified in paragraph 6.3. and 3.7 Spatial Policy 5: New development will be located within the defined settlements. Development will only be permitted in the countryside in accordance with General Policy 3. 3.8 The site would be considered as previously developed land in accordance with the definition in the Strategic Plan although General Policy 3c to which this refers is not applicable as the site is designated for a form of development. 3.9 The site does not lie within any flood risk zone. 3.10 Any proposal will have to accord with the Strategic Plan standards for car parking as set out in Appendix Seven: "New built residential development should be provided with two parking spaces per dwelling, at least one of which should be within the curtilage of the dwelling and behind the front of the dwelling, although the amount and location of parking will vary in respect of development such as terracing, apartments, and sheltered housing. In the case of town centre and previously developed sites, the Department will consider reducing this requirement having regard to: a) the location of the housing relative to public transport, employment and public amenities, b) the size of the dwelling, c) any restriction on the nature of the occupancy (such as sheltered housing) and d) the impact on the character and appearance of the surrounding area (paragraph A.7.1). 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" (A.7.6). 3.11 Development should generally be accordance with the principles of General Policy 2 which states: 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; 8 April 2014 14/00099/A Page 2 of 7

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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 adverse 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. PLANNING HISTORY 4.1 The site has been the subject of two previous applications, one for the erection of a monopole mast (PA 07/01776) and for replacement garage doors (PA 00/02201). REPRESENTATIONS 5,1 Castletown Commissioners initialiy indicated that they did not oppose the application. Later, following a request from the Planning Officer that they clarify whether they consider there are any other uses for the site, they confirmed, by way of an e-mail dated 3rd April, 2014 that there is a very serious lack of parking in the town, particularly near the town centre and that the application site would be an ideal opportunity to address this. They add that the regeneration of the town square is a major step forward in restablishing the town as a viable tourist and retaii centre and creating more car parking would be an important element in this process. They say that they do not have a clear idea of how this could be achieved on a practical basis but would welcome a meeting if this couid be turned into a viabie proposition. 5.2 Highway Services indicate that they do not oppose the application subject to car parking being provided in line with the requirements of the Strategic Plan, that access to the site must provide visibility splays of 2.4m by 90m at a height of 1.05m and pedestrian visibility of 2.1m by 2.1m at a height of 0.6m with the width of the access being at least 4.1m They also recommend that the development includes the provision of a footway along the frontage of the site other than where there is a vehicular access and prior to any other works being carried out the vehicular access must be in place. They advise that the applicant will have to enter into an agreement under Section 109 of the highways Act prior to works being undertaken within the highway including the footway. 5.3 The Manx Utilities Authority (Water and Sewage) has no objection in principle but encourages early consultation with them regarding the proposed layout bearing in mind the proximity of the Queen Street IRIS pump station. 5.4 Two local residents - the occupants of 8, Douglas Street and 7, James Road (around 350m and 850m respectively from the site as the crow flies) object to the application on the basis that the site should not be developed for housing but should be available as a car park for the people of Castletown and to enable better use of and promotion of the town as a service centre with adequate parking. They suggest that the iack of parking has been an issue for the town for some time, as acknowledged by the Commissioners and their MHK. ASSESSMENT 14/00099/A Page 3 of 7 8 April 2014

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6.1 There is no objection to the principle of the demolition of the existing building and its replacement with new fabric with a new use. In fact, any development should involve the removal of the existing buiiding which is of limited architectural interest and its replacement with a building or buildings or a development which fit comfortably into its context. There is a mixed streetscene which comprises older buildings on Queen Street, the rear of very tall older buildings, many of which are Registered. The architecture of Scarlett Road is more modern and less interesting although the new development of apartments at Castle Court whilst modern, has introduced interesting and attractive elements into the streetscene - stonework, mock castellations, stepped elevations which visually uplift the streetscape, 6.2 The first option for development of this site would be for it to accommodate something in the same use class or area of use as indicated on the area plan. In this case the site is designated as Buildings or Land for Civic, Cultural or Other Use which also include schools, Castle Rushen and church use. However, there is no evidence from the applicant or any of the objectors that there is a particular need for the site for these purposes. Whilst not specified in the Area Plan for the South, on the Douglas Local Plan the category includes all of the following uses: amusement centre, community centre, civil defence, education, fire station, central government, hospital, harbour related uses, cinema, local government, museum, prison, police headquarters, primary school, sheltered housing, secondary school, TT Grandstand, telephone exchange and worship. It is interesting that sheltered housing is included in this description. Sheltered housing would be very well placed on this site due to the proximity to the town centre and the public transport system. It is relevant that car parking is not within this use class and as such it would be just as much contrary to the land use designation as would be residential development (other than sheltered housing). 6.3 Any development will have to pay respect to the amenities of 53-59, Scarlett Road behind the site, particularly the privacy of the first floor windows. There is a general rule of thumb which would require that any new windows which would look directly into these windows, should be at least 20m from them to preserve the amenities of both sets of occupants. As the site is only 17m or so deep, it is virtually impossible to have a 20m separation between the windows of the proposed and existing properties, thus leading to potential issues unless the proposed dwellings were side on to the existing dwellings with no windows in the gables, or were single storey. 6.4 Development will have to make adequate provision for access onto Farrant's Way and the streetscene may benefit from the introduction of a frontage wall which defines the site, rather than the very open aspect which is provided at present. This should not be higher than 1.05m so as not to appear overbearing in the streetscene and to protect the visibility splays for the entrance into and access out of the site. 6.5 Whilst there have been two local objections to the application on the basis that the site should be used for car parking, there is no indication in the views submitted initially by the local authority or the highways authority that this should be the case and these are the authorities who would be promoting such use (as the potential managers of such parking facilities) were such required. The Commissioners have however, revised their position and now consider that the site could be best used as car parking for the town. It is indeed the case that in many previous applications for the town centre car parking has been raised as an issue, particularly in the initial proposals for the Callow's Yard development where the application was recommended for refusal by the inspector on the basis that there was inadequate provision for car parking to serve the development, however this was overruled by the Minister who approved the application, recommending that the locaf authority and Highway Authority met to discuss parking provision in the town. 6.6 The most recent study of car parking in Castletown is the Castletown Town Centre Parking Study and Parking Policy Development Options which was commissioned by the Department of Infrastructure and published in 2013. This undertook an audit of current parking provision 8 April 2014 14/00099/A Page 4 of 7

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and made estimations of car parking need into the future. It concluded that there is not and will not be a shortage in the number of required parking spaces in the town. However looking at local areas, the town centre and The Crofts/Malew Street amongst others could reach a situation by 2017 where demand outstrips supply on Fridays, Friday nights and Saturdays. They conclude by suggesting the problem relates to the management of car parking spaces rather than the supply of spaces per se, indicating that in some cases, for example private pay and display car park (which is some 100m to the north west of the site and accommodates around 60 spaces) has substantia! spare capacity. In terms of the future, they recommend that additional publicly available car parks may need to be developed if there is significant local pressure to put any displaced parking into the residential streets surrounding the town centre, This option assumes the introduction of residents’ parking schemes in areas close to the town centre where in the future there may be intrusion by parked vehicles not belonging to residents, This parking would be likely to be generated by shoppers or commuters and may prevent the residents who have no off-street facilities from finding a parking space reasonably close to their home. They recommend that on this basis a further 140 spaces maximum may be required within 200m of the town centre by 2027. 6.7 The requirement for additional car parking spaces clearly depends upon parking management in and around the town centre. There is an existing car park, which is not free, which has substantial spare capacity. Clearly if the car park desired by the two objectors to this scheme were also not to be free of charge, there is a likelihood that this car park too would remain unused. As such, and as the study clearly indicated that the additional parking was for a future date and subject to introducing and reviewing parking management, it is not considered appropriate to refuse this application on the basis that the site should be used for car parking, 6.8 However, that is not to say that the site is automatically suitable for housing. Whilst sheltered housing is within the definition of Civic Cultural and Other Uses, and it is suggested that this form of housing, particularly if it were single storey would be suitable for this site, the issue of unconstrained housing fails into a separate category. However, the tenure and type of housing is usually something left to the housing authority (Castletown Commissioners and/or the Department of Social Care) and neither has indicated here that the site should be used for a particular type of housing due to current or future need. As such, in the absence of demonstrable need for any other use within the land use designation, including sheltered housing, bearing in mind that the site has housing on two of its sides, it is considered that it is suitable for residential purposes. 6.9 The site is not without its challenges though, given the constraints set out in paragraphs 6.3 and 6.4 and these should be included in conditions attached to any planning approval. PARTY STATUS 7.1 The local authority, Castletown Commissioners are, by virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, paragraph 6 (4) (e), considered "interested persons" and as such should be afforded party status. 7.2 Highway Services is granted interested party status under the Town and Country Planning (Development Procedure) (No 2) Order 2013 paragraph 6 (4) d, 7.3 The Manx Utility Authority is a statutory authority which raises material planning considerations and as such should be afforded party status under Article 6(4)(c) of the Town and Country Planning (Development Procedure) (No 2) Order 2013 7.4 The residents of James Road and Douglas Street are not considered sufficiently dose to the site to be afforded interested party status in this case. Page 5 of 7 14/00099/A 8 April 2014

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Recommendation Recommended Decision: Permitted 21.03.2014 Date of Recommendation: Conditions and Notes for Approval / Reasons and Notes for Refusal C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal O : Notes attached to refusals C 1. Approval of the details of siting, design, external appearance of the building[s], internal layout, means of access, landscaping of the site (hereinafter called "the reserved matters") shall be obtained from the Planning Authority in writing before any development is commenced. C2. The application for approval of the reserved matters shall be made to the Planning Authority before the expiration of two years from the date of this permission. C 3. The development to which this permission relates shall begin within 4 years of the date of this permission or within two years of the final approval of the reserved matters, whichever is the later. C4. This approval relates to the principle of the development and use of the site as shown in drawing 01 for residential purposes. C 5. The application for reserved matters must demonstrate that car parking is provided in line with the requirements of Appendix Seven of the Strategic Plan and that access to the site must provide visibility splays of 2.4m by 90m at a height of 1.05m and pedestrian visibility of 2,1m by 2.1m at a height of 0.6m with tho width of the aeccss-beinq at loastul^^m. _ C6. The development must include the provision of a footway along the frontage of the site other than where there is a vehicular access and prior to any other works being carried out the vehicular access must be in place. NOTE: the applicant/developer will have to enter into an agreement under Section 109 of the Highways Act prior to works being undertaken within the highway including the footway C7. 8 April 2014 14/00099/A Page 6 of 7

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The application for reserved matters must demonstrate that both the proposed and the existing dwellings alongside the site have satisfactory levels of privacy and amenity, taking into account that where windows look directly towards each other with no intervening obstruction, there should be a minimum separation distance of 20m. C8. The design of the housing proposed on the site should acknowledge the styles of the buildings in the immediate vicinity, particularly Castle Court Apartments and the more traditional, older housing along Queen Street, in order to provide a development which provides a sensitive and appropriate edge to the Conservation Area. I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to it under the appropriate delegated authority. Committee Meeting Date : Decision Made: Signed : Presenting Officer Further to the decision of the Committee an additional report/condition reason is required, signing officer to delete as appropriate yes 8 April 2014 14/00099/A Page 7 of 7