39788

==== PAGE 1 ====

                                                 15/00653/B
                                 Page  1  of  4

PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 15/00653/B Applicant : Landfall Limited Proposal : Alteration to existing ground floor apartment and first floor extension over ground floor outlet to create a dwelling Site Address : Garthleigh 1 Clifton Terrace Douglas Isle Of Man IM2 3HU

Case Officer : Mr Chris Balmer Photo Taken : 23.06.2015 Site Visit : 23.06.2015 Expected Decision Level : Officer Delegation

Officer’s Report

1.0 THE SITE 1.1 The application site is the curtilage of Garthleigh, 1 Clifton Terrace, Douglas which is a three and half storey end-terrace property located on the eastern side of Ballaquayle Road and northwest of Broadway. The property has been converted into apartments. A single storey flat roofed extension has been constructed to the southern gable end wall of the main building.

2.0 THE PROPOSAL 2.1 The application seeks approval for an alteration to existing ground floor apartment and first floor extension over ground floor outlet to create a dwelling. The new dwelling would be a one bedroom unit with a kitchen and lounge at first floor level and a bathroom and bedroom at ground floor level. Current the ground floor area is utilised as two bedroom as part of flat 2. However, the proposed alteration would reduce this existing flat from three bedrooms to a single bedroom apartment.

2.1 The proposed extension would be at first floor level only, and would have a maximum depth of 9 metres, a width of 3.4 metres and a maximum height of 7.8 metres. Existing windows, cornices and mouldings and external cill details would all be replicated as part of this scheme.

3.0 PLANNING HISTORY 3.1 The following previous applications are considered to be specifically material in the assessment of the current application:

3.2 Conversion of rear part of ground floor to an apartment with parking - 02/02564/B - APPROVED

3.3 Erection of garage - 97/00907/B - APPROVED

3.4 Changes of use to 8 No. flats - 88/01245/B - APPROVED

3.5 Conversion of ground floor storage area to apartment - 90/01115/B - APPROVED

==== PAGE 2 ====

                                                 15/00653/B
                                 Page  2  of  4

4.0 CONSULTATIONS 4.1 Highway Services of the Department of Infrastructure do not oppose (received on 01.07.2015) and make the following comments: "DNOC - This proposal does not comply with the IOM Strategic Plan for parking standards for a 3 bedroom dwelling. There is no material change from its existing use and a relaxation in standards is acceptable."

5.0 PLANNING POLICIES 5.1 The application site is within an area of 'Predominately Residential' under the Douglas Local Plan Order 1998. The site is within a Conservation Area.

2.2 Due to the zoning of the site and the proposed works the following policies are relevant in the determination of the application:-

2.3 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; (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 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."

6.0 ASSESSMENT 6.1 There are considered three main issues with the proposal, the visual impacts of the proposal within the Conservation Area and to the individual property; potential residential amenities of future occupants and potential impact upon on-street parking in the area.

6.2 In terms of the visual impacts of the proposal within the Conservation Area and to the individual property, the main aspect that would be a prominent feature in the area is the first floor extension. There was initial concern with the scheme as it was considered the front elevation was too low and therefore the first floor window were at odds with the rest of the building/terrace. Furthermore concern was raised with the Juliet balcony window within the southern gable elevation. This was not appropriate for the building as the balcony window

==== PAGE 3 ====

                                                 15/00653/B
                                 Page  3  of  4

had a horizontal appearance, whereas the windows in this property and the terrace are vertically in proportion.

6.3 Following these concerns being raised with the agent, an amended scheme was submitted which in terms or proportion, form, scale, design and finish is a significant improvement. It is also considered whilst the proposal would increase the amount of built development to the prominent southern elevation, it would be an improvement of the existing. Accordingly, it is considered the proposal would be an enhancement to the Conservation Area and the individual property and comply with Environment Policy 35.

6.4 In terms of the potential amenities of future occupants, the main living accommodation is located at first floor levels which would have views in a southerly direction over the adjacent park and beyond to the promenade/sea. It is considered the proposal would have a clear and pleasant outlook and would provide an acceptable level of amenities to any future occupier, complying with General Policy 2.

6.5 In relation to off street parking provision the scheme would essential reduce a three bedroom apartment to a single bedroom apartment and create a new one bedroom property. Essentially, the overall scheme reduces the amount of bedrooms by one. Consideration is also given to its town centre location, close to existing services, public transport, shops and employment areas. Accordingly, given the comments of Highway Services and the sites central location, the proposal is not considered to have an adverse impact upon on-street parking in the area.

7.0 RECOMMENDATION 7.1 Overall, it is considered the proposal would comply with the relevant policies of the Isle Of Man Strategic Plan therefore it is recommended that the application be approved.

8.0 PARTY STATUS 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 as modified by the Transfer of Planning and Building Control Functions Order 2015, 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.

"With effect from 1 June 2015, the Transfer of Planning & Building Control Functions Order 2015 amends the Town and Country Planning Act 1999 to give effect to the meaning of the word 'Department' to be the Department of Environment, Food and Agriculture unless otherwise directed by that Order".

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 03.08.2015

Conditions and Notes for Approval: C : Conditions for approval N : Notes attached to conditions

==== PAGE 4 ====

                                                 15/00653/B
                                 Page  4  of  4

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. All external cornice and moulding details shown on drawing 1303. REV A and 1304.4 REV A are to be completed as shown and retained thereafter prior to the occupation of the new dwelling approved under this application.

Reason: In the interests of visual amenities to the existing property and the Conservation Area.

C 3. Prior to the commencement of any works a full detailed scale plan is required to be submitted and approved by the Planning and Building Control Directorate which shows the new front door of the hereby approved dwelling. This approved plan and scheme is required to be implemented prior to the occupation of the dwelling.

Reason: In the interests of visual amenities to the existing property and the Conservation Area.

--

This approval relates to drawing reference numbers 1304.1, 1304.2, 1304.3 REV A, 1304.4 REV A and 1304.5 REV A received on 10th June 2015 and 1st July 2015.

I confirm that this decision accords with the appropriate Government Circular delegating functions to the Head of Development Management.

Decision Made : Permitted Date : 04.08.2015 Determining officer

Signed :...J CHANCE...

Jennifer Chance

Head of Development Management