Officer Report

Application No.: 15/00606/B Applicant: M.O.P Holdings Ltd Proposal: Conversion of office into a residential accommodation Site Address: The Warehouse Queen Street Castletown Isle of Man IM9 1PB Case Officer : Miss Melissa McKnight Expected Decision Level: Officer Delegation

Officer’s Report

1.0 THE APPLICATION SITE - 1.1 The application site is the curtilage of The Warehouse, a three storey office building located on the southern side of Queens Street, Castletown. The Warehouse is attached to St Mary's Church via a singles storey link on the northern elevation. St Mary's Church is a Registered Building, No. 78 on the Registered Building list. - 1.2 The application building is not overly visible in the street scene given its siting behind existing buildings. The western elevation is clearly visible from the car park alongside The Old Grammar School. The building backs on to the beach.

2.0 THE PROPOSAL - 2.1 The current planning application seeks approval for the conversion of the existing building from office to residential accommodation along with a number of window alterations. - 2.2 The residential accommodation would provide a porch, hall, utility, kitchen, dining room and living room at ground floor, a study, bathroom and two bedrooms at first floor and a master en-suite bedroom at second floor. - 2.3 The external alterations proposed are as follows:

• o Removal of the existing ground, first and second floor windows on the southern elevation to be replaced with Double glazed windows and doors and balconies; and
• o Installation of a new window to the ground floor on the eastern elevation.

2.4 There are a number of internal alterations proposed including the removal and installation of new internal walls. These works do not require planning permission but may require building regulation approval.

3.0 PLANNING HISTORY - 3.1 Planning approval was granted in 1988 under PA 88/01143/B for alterations to convert warehouse/store into dwelling. Planning approval was later granted in 1990 under PA 90/00380/B for the conversion of warehouse into office accommodation. The application has

been the subject of a number of other planning applications, none of which however are considered materially relevant to the assessment of this current planning application.

4.0 PLANNING POLICY - 4.1 In terms of local plan policy, the application site lies within an area zoned as Mixed Use under the Area Plan for the South 2013. - 4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan contains five policies that are considered materially relevant to the assessment of this current planning application:

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;
• (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."

Environment Policy 34 states: "In the maintenance, alteration or extension of pre-1920 buildings, the use of traditional materials will be preferred."

Environmental 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."

Transport Policy 4 states: "The new and existing highways which serve any new development must be designed so as to be capable of accommodating the vehicle and pedestrian journeys generated by that development in a safe and appropriate manner, and in accordance with the environmental objectives of this plan."

Transport Policy 7 states:

"The Department will require that in all new development, parking provision must be in accordance with the Department's current standards."

5.0 REPRESENTATIONS 5.1 Castletown Town Commissioners have no objection to the current planning application (16/06/2015).

5.2 The Department of Infrastructure Highway Services state that the IOM Strategic plan would require two off road parking spaces. Highway Services note that the application site cannot provide any parking but due to location and available car parking spaces within the area Highways would allow a relaxation and as such do not oppose the application (18/06/2015).

6.0 ASSESSMENT - 6.1 There are five fundamental issues to consider in the assessment of this current planning application which are as follows:

• 1) Whether the use of the building as a dwellinghouse would be satisfactory in this location;
• 2) Whether the use would undermine the amenity of other users within the locality;
• 3) Would the conversion of the building to a dwellinghouse provide satisfactory amenity standards in itself;
• 4) The impact of the conversion and associated alterations upon the character and appearance of the existing building; and
• 5) The impact upon parking.

- 6.2 USE OF THE BUILDING AS A DWELLINGHOUSE IN THIS LOCATION

• 6.2.1 The planning history of the site indicates that The Warehouse was originally a warehouse and over time has been converted to office use. To the west of the site is a row of three and two storey dwellings and to the north of the application is The Parade where there is a mix of residential, office and retail. Given that the building is within an area zoned as Mixed Use, the proposal does not raise any significant issues in principle.

6.3 USE UPON AMENITY OF LOCALTY

• 6.3.2 The use of The Warehouse as a residential property would likely generate no more, or indeed less, coming and goings than its current use as offices particularly throughout the day time which could result in a more neighbourly use for those in the immediate vicinity along with more parking facilities. Notwithstanding this, the site is located within the town centre so constant traffic and pedestrian movements would not be uncommon.

• 6.3.2 An additional dwelling in the town centre could add to the support of local services and amenities such as the shops, public houses, restaurants and churches. It is therefore considered that the conversion of The Warehouse to a residential dwelling would not have an adverse impact on the town and amenity of the locality. It may be that the operation of the retail units and nearby public houses could have the potential of causing nuisance to the residents of this dwelling.
• 6.3.3 There are other dwellings within the immediate vicinity of the application site and residential units above commercial and office units in the town and as such this development is not judged to undermine character of the area or impact upon existing users.

6.4 Amenity Standards In Itself

6.4.1 In terms of whether the dwelling would provide adequate amenity standards in itself, the proposal does not provide a reasonable garden area but the building backs directly onto the beach. The application building is very spacious internally and given that the site is within the town centre and within close walking distance to the harbour and Castletown beach, it is considered that the lack of garden space, which would not necessarily be a common feature for a town centre house to provide, is not considered that significant to warrant a reason for refusal. Moreover, future occupiers would be aware that the dwelling has no private outdoor space, and would be able to make their decisions as to whether to occupy it in light of that knowledge.

• 6.4.2 It is essential that the principal rooms of a dwellinghouse, or any other residential unit for that matter, have a pleasant and clear outlook. The living room, Bedroom 2 and Master bedroom would all have clear unobstructed views out to sea. It is considered that the views from the principal rooms, living room and reception room, would have a pleasant outlook and all other rooms would have windows to provide natural light.
• 6.4.3 It is considered that the conversion of the building to provide a dwellinghouse would provide more than adequate living conditions and as such is considered acceptable in this regard.

6.5 Character Of Building

6.5.1 The building has a traditional stone finish with brown timber framed windows throughout. The southern elevation comprises two projecting bay windows to the ground and first floor.

• 6.5.2 The installation of the balconies and second floor gable glazing is deemed to significantly enhance the appearance of the building, although this elevation is very unlikely to be viewed. The design and form of the balconies and glazing offer a modern and contemporary appearance to the building and it is almost a shame that this elevation would not be in public view. The installation of the additional window on the eastern elevation is considered a fairly modest form of development and is not judged to harm the character and appearance of the building.

• 6.5.5 On assessment, the external alterations are not considered to detrimentally affect the fabric or the character of the building with the proposed alterations to the southern elevation considered to improve the overall appearance of the building.

6.6 IMPACT UPON PARKING

• 6.6.1 Unlike many town centre dwellings, there are five parking spaces dedicated to The Warehouse which are located within the long stay car park immediately to the west of the site. Under Appendix A of the Isle of Man Strategic Plan 2007, two off street parking spaces should be provided with this scheme; what can be provided under this scheme exceeds this standard by three further parking spaces.

• 6.6.2 In addition to the above, the proposed conversion of the building to form a single dwelling would potentially reduce the number of vehicles associated with the property which would benefit the parking situation within the immediate area. It is judged that in this regard the proposed development would represent an improvement over the existing situation.
• 7.0 RECOMMENDATION

7.1 Overall it is concluded that the planning application accords with the provisions set out in General Policy 2, Environment Policy 34, Environmental Policy 35, Transport Policy 7 and Transport Policy 4 of the Isle of Man Strategic Plan 2007 and therefore it is recommended that the planning application be permitted. - 8.0 PARTY STATUS

8.1 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;

• (d) The Highways Division of the Department of Infrastructure; and
• (e) The local authority in whose district the land the subject of the application is situated.

Recommendation Recommended Decision: Permitted Date of Recommendation:

09.07.2015

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.

This approval relates to drawings JTM058-P-00, JTM058-P-01, JTM058-P-02, JTM058-P-03 and JTM058-P-04 date stamped as received 29th May 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 : 14.07.2015 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