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Application No.: 15/00720/B Applicant: Barmerlea Ltd Proposal: Conversion of office building to create first and second floor residential apartments (amendment to PA 14/01087/B) Site Address: 19 Peel Road Douglas Isle Of Man IM1 4LS Case Officer : Miss Melissa McKnight Expected Decision Level: Officer Delegation
1.0 THE APPLICATION SITE - 1.1 The application site is the curtilage of 19 Peel Road, Douglas. The property is a three storey end of terrace which adjoins 21 Peel Road. The property is spread over three floors, office accommodation is provided on each floor.
2.0 THE PROPOSAL - 2.1 The application seeks approval for the conversion of the first and second floors to residential apartments. Both apartments would have two bedrooms, bathroom, kitchen and lounge. No alterations are proposed to the front of the building. The alterations to the rear include the installation of two sets of French doors at first and second floor and two fire doors at ground and first floor. Also proposed is the installation of an external metal staircase. - 2.2 This application proposes amendments to the previously approved scheme PA 14/01087/B, the amendments being a new external staircase and balcony layout the rear elevation. - 2.3 The drawings also shows that ten roof lights would be installed on the rear roof slope. Planning approval was granted under PA 15/00142/B for the installation of the roof lights. - 2.4 There are also a number of internal alterations proposed that do not require planning permission but may require building regulation approval.
3.0 PLANNING HISTORY - 3.1 As already mentioned, planning approval was granted under PA 15/00142/B for the installation of ten roof lights to rear elevation. Previous to this, planning approval was granted under PA 14/01087/B for the conversion of office building to create first and second floor residential apartments.
4.0 DEVELOPMENT PLAN POLICIES - 4.1 In terms of local plan policy, the application site is within an area zoned as Predominantly Residential identified on the Douglas Local Plan 1998.
4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains two policies that are considered material 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:
Housing Policy 17 states:
"The conversion of buildings into flats will generally be permitted in residential areas provided that:
5.0 REPRESENTATIONS - 5.1 The Department of Highway Services do not oppose the current planning application (03/07/2015).
6.0 ASSESSMENT - 6.1 Since the initial approval for the conversion of the building to create first and second floor residential apartments and for the installation of the rear roof lights there have been no material planning changes which have arisen. The Isle of Man 1982 Development Plan and the Isle of Man Strategic Plan 2007 are still in force and have not been superseded. Furthermore, no objections have been received.
6.2 The conversion of the first and second floor to two bedroom apartments was previously accepted under PA 14/01087/B. The site is within an area zoned as predominantly residential and therefore the principle of the conversion is acceptable. - 6.3 The ground floor of the building would remain as office accommodation with the first and second floors becoming self-contained two bedroom apartments, each apartment would be accessed via the external staircase, and the existing internal lift would also be retained. - 6.4 Each room in the apartments would be served by one or more windows with an outlook to the front, side and rear of the building. It is considered that the main habitable rooms would have a clear pleasant outlook. The internal arrangements have not been altered from what was approved under PA 14/01087/B. - 6.5 The building is served by the car park to the side of the building; this provides parking for the offices and apartments. There is also bin storage to the rear of the building. While there is no outside amenity space for clothes drying and general amenity it is considered that the proposal overall complies with the essence of Housing Policy 17. Further to this, external amenity space is not a common feature that is often provided with apartments. - 6.6 Turning to the roof lights, the case officer under PA 15/00142/B acknowledged that although the rear roof slope would be predominantly dominated by roof lights, the rear elevation of the property is not visible from Peel Road or from a main public thoroughfare given the line of trees to the south of the application site and to other properties along this row of buildings along Peel Road and the area of dense vegetation to the north of the railway line. There would however be some instances where the roof lights would be visible from a number of public thoroughfares, the views would be distorted and distant and as a result would not be considered to harm public amenity or have a detrimental impact upon how the appearance of the building is viewed by the public. - 6.7 In addition to the above, there are a number of dwellings along Peel Road that have had a number of rear alterations including window alterations, dormer installations along with the installation of roof lights. As such, the roof lights would not be at odds within the street scene and nor would the roof lights appear incongruous within the locality when viewed, if viewed at all. - 6.8 With regards to the amended staircase and balcony layout, what is proposed under this scheme incorporates glazed balconies and balustrade which is a significant improvement over the entire metal stair case proposed under PA 14/01087/B. Whilst the stairs themselves would be metal, the visual appearance of it would most certainly be improved with the introduction of the glazing features. - 6.9 The ground floor section of stair case would project further from the rear elevation of the building than previously proposed; nevertheless this is considered fairly minor and would not result in the loss of useable space or impact upon the adjacent parking space.
7.0 RECOMMENDATION - 7.1 Overall it is concluded that the planning application is in accordance with the provisions set out in General Policy 2 and Housing Policy 17 of the Isle of Man Strategic Plan 2007 and as such is recommended for approval.
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:
Recommendation Recommended Decision: Permitted Date of Recommendation: 05.08.2015 Conditions and Notes for Approval: C : Conditions for approval N : Notes attached to conditions 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 Drawing No. 4444/L1, 4444/S1, 4444/ex 1, 4444/P1 rEV'N G and 4444/P2 Rev'n E date stamped as received 29th June 2015.
I confirm that this decision accords with the appropriate Government Circular delegating functions to the Director of Planning and Building Control.
Decision Made : Permitted Date : 05.08.2015 Determining officer
Signed :………M GALLAGHER.. Michael Gallagher Director of Planning and Building Control
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