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14/01170/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 14/01170/B Applicant : Simpsons Ltd Proposal : Alterations and extensions to provide ground floor retail accommodation and four apartments on upper floors Site Address : 15 - 19 Michael Street Peel Isle of Man
Case Officer : Miss S E Corlett Photo Taken : 25.11.2014 Site Visit : 25.11.2014 Expected Decision Level :
Officer Delegation
Officer’s Report
THE SITE 1.1 The application site is 15 - 19 Michael Street, Peel is a traditional three storey terrace located on the northern side of Michael Street in the centre of Peel. The site has a frontage onto Michael Street of around 15m and extends back (north) by 33m, abutting an existing building outwith the ownership of the applicant. The frontage to Michael Street has three storeys of accommodation and at the rear there is a first floor flat roofed annex. The building accommodates three shops at ground floor level with two 2 bedroomed apartments above, accessed from the rear.
1.2 There is a small rear yard which has a garage door entrance from the area to the rear which provides car parking but is not within the applicant's control or ownership. The rear of the application property is visible from the car parking area from where the existing first floor flat roofed annex is visible, not helped by the fact that the building is currently painted pink.
THE PROPOSAL 2.1 This application seeks approval for the alterations and erection of extensions, providing retail accommodation on the ground floor and four residential apartments - one more than previously approved. This is a revision of an earlier approval - PA 13/00132/B: the differences are that the scheme will now alter the ground floor retail frontage, replacing an existing window with a door and window alongside, retaining the existing door which previously provided access to one of the retail units, for access to one of the apartments above and the creation of an additional apartment contained entirely within the rear annex.
2.2 The rear extensions are to be slimmer than previously approved and finished in a low maintenance cladding (weatherboard or fibre cement). The rear pitch will be simplified from what was previously approved and the rearward elevation will include significant areas of glazing. A new stepped rear access to the apartments will be provided facing into the rear yard alongside the side of the projecting annex.
2.3 Following discussion with the applicant, they have proposed further modifications to the frontage at ground floor level, continuing the facade signboard and reducing the height of the existing right hand side window.
PLANNING STATUS
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14/01170/B
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3.1 The application site is within an area identified as Mixed Use on the Peel Local Plan of 1989 and is also within the Peel Conservation Area.
3.2 Within the Isle of Man Strategic Plan, the following policies are considered relevant:
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:
(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; (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; (m) takes account of community and personal safety and security in the design of buildings and the spaces around them".
3.4 Environment Policy 35 states: "Within Conservation Areas, the Department will permit only development which would preserve or enhance the character or appearance of the Area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development."
3.5 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."
PLANNING HISTORY 4.1 The following previous planning applications are considered relevant in the assessment and determination of this application:-
4.2 Replacement of windows - 93/01059/B - APPROVED
4.3 Conversion of living accommodation into self-contained flat - 90/00105/B - APPROVED
4.4 PA 13/00132/B - alterations and extension to provide retail unit and three self-contained apartments - APPROVED
REPRESENTATIONS 5.1 Peel Town Commissioners indicate that they do not oppose the application (5.11.15).
5.2 The Department of Infrastructure Highways Division initially objected to the application on the basis that it will increase the amount of apartments without any provision for car parking (7.11.14). However, following the submission of additional information on 12th December, 2014 explaining that there is adequate parking within a short distance of the units and a regular public transport system which links well with the rest of the Island and as such they
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believe that this should not result in the application being refused. The Department of Infrastructure Highway Services indicate now that they no longer object to the application.
5.3 Manx Electricity Authority makes no comment on the merits of the application but ask for informative notes be attached to any approval (24.1.14).
5.4 Department of Environment, Food and Agriculture Environment Safety and Health Directorate advise that the apartments must be registered under the Housing (Registration) Regulations 2013 and be occupied in accordance with this thereafter (30.03.15). This is not a material planning consideration.
ASSESSMENT 6.1 The most recently approved application is a material consideration in this current assessment. There have been no changes in circumstance or policy since then. There are four issues with the proposed works, the first relates to the potential impact upon highway safety and car parking in the area, the second to the impact of the development on the visual amenities of the Conservation Area, comparing what has approval with what is now proposed. Third is in relation to the potential impact upon neighbouring amenities (loss of light, overbearing impact and/or loss of privacy) similarly compared with the previous scheme and four relates to the level of amenity for the future occupants of the apartments proposed, compared with the previously approved scheme.
6.2 In relation to the potential impacts upon the Conservation Area when considering any development in such areas the Department will permit only development which would preserve or enhance the character or appearance of the Area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development.
6.3 The majority of the works are to the rear elevations which are not overly apparent from public view. Partial views can be seem from the private car park to the northwest of the site, but the rear elevation is largely obscured from public view given the substantial buildings which surround the site. However, it is still important to ensure any new development still preserves or enhances the character or appearance of the Area.
6.4 The original building has been significantly altered in the past with the erection of a number of rear flat roofed extensions and flat roof garage. These extensions in terms of their form, appearance and size, including large picture windows being installed, certainly do detract from the traditional property. Consequently, the removal of these aspects would be beneficial to the property and the Conservation Area.
6.5 What is proposed to replace these existing structures would result in more built development on the site however the appearance, form, size and design would be far more appropriate and be an improvement to the traditional property and arguably better than what already has approval under PA 13/00132/B. Consequently, it is considered the works would be an enhancement to the Conservation Area and therefore comply with Environment Policy 35.
6.6 The next issue to consider relates to the potential impact upon neighbouring properties, namely residential properties in the vicinity. The closest residential properties which would be potentially affected by the development would be Numbers 1 and 2 Old Smoke House, Factory Lane. The properties are located to the northeast of the application site and there rear elevations would be approximately 6 metres from the rear two storey store room extension as with the previous scheme. The neighbouring rear elevations which face the site are four storeys in height. The windows which potentially might be impacted the most would be the single ground floor window and obscurely glazed door for each property which all
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serve the kitchens. The officer dealing with the previous application noted that having visited the site it was apparent that the ground level appears lower than the application site. It was further noted that a 1.2 metre high boundary/retaining wall runs along the rear western boundary of these dwellings (shared with Nr 21 Michael Street) and a 2.8 metre high stone wall runs along the eastern boundary (again shared with Nr 21 Michael Street) of the application site which faces towards the rear of these neighbouring dwellings. The main issue relates to the proposed rear two storey store extension which would project above the existing 2.8 metre high boundary wall, by increasing the level of walling (up to eaves level) from the top of the existing wall by 1.8 metres. However, it was also noted that an existing rear outlet at Nr 21 Michael Street exists. This would screen the majority of the proposed extension from either neighbouring property. The aspects which will be apparent are the works which project approximately 3 metres past the rear outlet of Nr 21. This is narrower than with the previously approved scheme and further from number 21.
6.7 Overall, it is considered given the existing boundary walling being 2.8 metres in height, the screening of the majority of the extension due to the existing outlet to the rear of Nr 21, given the pitched roof design of the extension (roof plane slopes away from the neighbouring properties) and the design, position and height, the proposal would not result in significant impacts upon the residential amenities of either Numbers 1 or 2 Old Smoke House to warrant a refusal.
6.8 The third issue relates to whether the proposed apartments would provide an acceptable level of amenity for future occupants. This is the same as was provided previously. Perhaps at this stage it should be highlighted that permission was approved in 1990 for the conversion of the upper floors for living accommodation into self-contained flat. However, this current proposal increases the amount of apartments. It is also relevant that there is perhaps more open space and view as viewed from the rear of the building than from the front which looks directly out over Michael Street.
6.9 As indicated within the policy section of this report, Housing Policy 17 indicates a number of criteria when considering the conversion of buildings into flats. In relation to clothes- drying, refuse storage and general amenity, each apartment would have access to the rear yard area where a bike and bin stores are located. In terms of amenity, as with many apartments in the town centre above shops, there is generally very little in way of external amenity space (i.e. gardens). Generally such provision is provided by public facilities and this proposal is no exception. The site is situation within a few minutes' walk of parks, promenade and beach. Consequently, it is considered this approach is acceptable.
6.10 In relation to the second point of the policy, any flats are required to have pleasant clear outlook, particularly from the principal rooms. The apartment 1 (first floor) and apartment 3 (second floor) both have their principal rooms' outlook onto Michael Street, whilst apartment 2 (second floor) has views towards the sea. Overall, it is considered the outlook for these properties would be acceptable.
6.11 The fourth issue relates to parking provision. As with the majority of older terraced properties in town centres, apartments/dwellings generally rely on street parking rather than providing parking on site. No car parking provision is proposed to be provided nor was it provided in the last application where the Highway Division concluded that given the existing use, and proposed use, there will be minimal increase in vehicular movement and parking. Therefore Highways did not oppose this application. It should be noted that there are public car parks and on street parking in the vicinity, albeit these generally have high demands from local residents and business. Furthermore, the new apartments would be located within a town centre adjacent to a number of shops/services and public transport links. It is not considered that the creation of one additional apartment in this scheme would result in such
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an impact on highway safety and convenience as to warrant refusal of the application for highway-related reasons.
6.12 Overall, it is concluded the proposed apartments would comply with Housing Policy 17 and is recommended for approval.
PARTY STATUS 7.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, the following persons are automatically interested persons: (a) The applicant, or if there is one, the applicant’s agent; (b) The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested; (c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material; (d) The Highways Division of the Department; and (e) The local authority in whose district the land the subject of the application is situated.
7.2 MUA and DEFA do not raise material planning considerations and as such should not be considered an interested party.
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 22.04.2015
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. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Reason: To comply with article 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
C 2. The pitched roof on the proposed extension must be finished in dark grey natural slate.
Reason: to preserve the appearance and character of the Conservation Area in which the application property sits.
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This approval relates to drawings 600/PL/01, 600/PL/03, 600/PL/04, 600/PL/06, 600/PL/07 and 04/472/01 all received on 10th October, 2014 and 600/PL/05B and 600/PL/02A received on 13th March, 2015.
I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control /Head of Development Management/ Senior Planning Officer.
Decision Made : Permitted Date : 22.04.2015
Determining officer (delete as appropriate)
Signed :... Chris Balmer
Senior Planning Officer
Signed :... Sarah Corlett
Senior Planning Officer
Signed: Michael Gallagher Michael Gallagher
Director of Planning and Building Control
Signed :... Jennifer Chance
Head of Development Management
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