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15/00018/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 15/00018/B Applicant : Mr Aaron Davison Proposal : Conversion of ground floor shop and flat above into a residential dwelling Site Address : The Chocolate Box 1 Douglas Street Peel Isle of Man IM5 1BA
Case Officer : Miss Laura Davy Photo Taken :
Site Visit :
Expected Decision Level :
Officer Delegation
Officer’s Report
1.0 THE SITE 1.1 The application site is the curtilage of The Chocolate Box, 1 Douglas Street, Peel which is a four storey mid terrace building which is to the south eastern side of Peel Castle Hotel Apartments. The site is just off the Market Place and forms part of an attractive terrace.
1.2 The property is used as residential from the first floor and above, the ground floor and basement is currently used for storage but has had a previous use as retail, this retail use has been vacant for over ten years.
2.0 THE PROPOSAL 2.1 The application seeks approval for conversion from flat and retail to a residential dwelling, there would be no external alterations as part of the proposal.
3.0 PLANNING HISTORY 3.1 The previous applications are not considered to be specifically material in the assessment of the current application.
4.0 DEVELOPMENT PLAN POLICIES 4.1 The application site is within an area zoned as "Mixed Use" identified on the Peel Local Plan 1989. Given the nature of the application it is appropriate to consider Strategic Policy 1 and General Policy 2 of the Isle of Man Strategic Plan (20th June 2007).
5.0 CONSULTATIONS 5.1 There are no submissions at the time of writing.
6.0 ASSESSMENT 6.1 The key considerations in the assessment of the application are the principle of the development, the impact upon the viability of the Town and the impact upon the street scene.
6.2 The application site is within an area zoned as "Mixed Use" and therefore it is accepted that there are a mixture of uses in the area and therefore the change of use of the building is acceptable in principle.
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15/00018/B
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6.3 There are a variety of uses in the area which include shops, banks, veterinary surgery, public houses and residential. The application site is between Peel Castle Apartments which adjoins the site on the north western elevation and the butchers to the south east. Given that there are already a number of residential properties in this locality and it does not form part of the main shopping street "Michael Street" it is considered that the change of use to residential would not be out of character with the area. Given that there is already a residential use on the upper floors it is considered that the use would be compatible with the uses of the surrounding properties.
6.4 As mentioned above the site is not located on the main shopping street, the applicant has indicated that the unit has been vacant for over ten years and therefore the loss of the retail element is not considered to have an adverse impact upon the viability of the shopping area of Peel as a whole.
6.5 There are no proposals to alter the external appearance of the property and therefore the impact upon the street scene is considered to be negligible.
6.6 For the above reasons the application is considered to be acceptable and is recommended for approval.
7.0 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, Peel Town Commissioners in whose district the land the subject of the application is situated
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 11.02.2015
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.
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15/00018/B
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This approval relates to drawings location plan and floor plans date received 12th January 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: 11.02.2015
Determining officer (delete as appropriate)
Signed :... Chris Balmer
Senior Planning Officer
Signed : Sarah Corlett
Sarah Corlett
Senior Planning Officer
Signed :... Michael Gallagher
Director of Planning and Building Control
Signed :... Jennifer Chance
Head of Development Management
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