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20/01465/B Page 1 of 7
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 20/01465/B Applicant : Mr Doug Skinner Proposal : Conversion of existing outbuilding into 2 apartments Site Address : Rose Villa 7 Peveril Road Peel Isle Of Man IM5 1NU
Planning Officer: Mr Paul Visigah Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 02.03.2021 __
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 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
C 2. The development hereby approved shall not be commenced until details of secure bin storage area have been submitted to and approved in writing by the Department. The development shall not be occupied until the refuse storage has been provided in accordance with the details so approved, and shall thereafter be retained solely for this purpose.
Reason: In the interests of the appearance of the development and of the amenities of the area.
C 3. Prior to the occupation of the apartments the access arrangement, car parking and manoeuvring areas shown on Drawing No. 4561/S1 shall be provided and remain free from obstruction thereafter.
Reason: To ensure that the strategic plan car parking standards are met in the interest of highway safety.
C 4. The four parking provisions within the detached garage on Drawing No. 4561/S1 hereby approved shall at all times be made available for the parking of private motor car(s) in association with the new apartments and shall be retained available for such use.
Reason: To provide adequate off-street parking for the new apartments.
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This application has been recommended for approval for the following reason. Overall it is concluded that the planning application accords with the provisions set out in Housing Policy 17, General Policy 2 and Appendix 7 of the Isle of Man Strategic Plan 2016.
Plans/Drawings/Information;
This decision relates to the following plans and drawings, date stamped as received 17th January 2021:
o Floor plan as existing 4561/EX 1 Rev A o Floor plan as proposed 4561/P1 Rev A o Elevation and Section drawing 4561/P2 Rev A o Existing site plan 4561/S2 Rev A o Proposed site plan 4561/S1 Rev A o Photos of existing outbuilding 4561/1736/1737 o Photos showing relationship with adjoining properties (as indexed on 4561/S1-A) __
Interested Person Status - Additional Persons
It is recommended that the following Government Departments should not be given Interested Person Status on the basis that although they have made written submissions, there comments are that there is no flood risk management interest:
Department of Infrastructure (DOI) Flood Risk Management Division __
Officer’s Report
1.0 THE SITE 1.1 The application is the residential curtilage of Rose Villa, 7 Peveril Road, a three storey detached dwelling located on the northern side of Peveril Road in Peel. Rose Villa adjoins its outbuildings on the western boundary which serves as garages and storage. To the eastern boundary of the site is another outbuilding which has its rear elevation abutting Gib Lane which slopes downwards east to west and adjoins Marine Parade.
1.2 The rear of the site which includes the rear outbuildings is concealed from public view due to the orientation of the buildings, the lowered level of Walpole Road which abuts the eastern boundary and the high boundary wall on the eastern boundary and parts of the northern boundary which rises from about 4m to 5m as you enter Gib Lane.
2.0 THE PROPOSAL 2.1 Proposed is the conversion of existing outbuilding into 2 apartments. This building which currently houses the garage and storage would house two apartments spread over two floors.
2.2 The first of the works would involve the erection of a single storey flat roof extension on the southern end of the front elevation of the outbuilding. This building will measure 6m x 5.4m and be 2.7m high. The extension would have rendered finish to match the existing building. Also, full height windows would be installed on the rear and side elevations. Also proposed is a new flat roofed porch with angled walls to serve as main entrance to the flat linked to the flat roofed. The new extension would serve as an open plan lounge and kitchen for one of the new flats created.
2.3 The other works on the front elevation will involve the creation of two flat roof dormers and a pitch roof dormer; all with full height windows. These dormers will all have glazed Juliet
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windows over them. The flat roof dormers would be set 1.3m below the roof ridge and would flush with the front elevation of the outbuilding, while the pitch roofed dormer would be set 700mm lower than the roof ridge and also flush with the front elevation of the building.
2.4 Other works proposed include: i. Installation of 10 rooflights on the rear roof pane of this outbuilding. ii. Installation of nine (9) solar panels to provide alternative energy for the property. iii. Creating new openings on the left side elevation of the outbuilding and installing new floor to ceiling glazing on the ground floor and first floor on this elevation. iv. Replacing the existing sheeted roof covering with new blue/grey natural/artificial slate. v. Converting the angled section of the garage/outbuilding by the main building into a study for Rose Villa (main . vi. Forming a new wall to ceiling glazed entrance to the proposed study on the side of the main building. This part of the outbuilding previously served the garage/storage. The walls will be finished in render to match the main dwelling. vii. Removal of section of wall on Gib lane by access to enable the widening of the access.
2.5 The internal arrangement will result in the creation of a two bedroom apartment on the western end of the outbuilding which would consist of two bedrooms with ensuite, a lounge and a kitchen on the ground floor; and a two bedroom apartment with an ensuite bedroom on the ground floor and a kitchen, bathroom, bedroom and lounge on the first floor.
2.6 The garage spaces within the detached garage would be reserved to serve the two apartments, while a garage space within the integral garage and a parking space in front of the garage would be reserved for the residents of Rose Villa.
3.0 PLANNING POLICY 3.1 The site, like much of the centre of Peel, is designated as Mixed Use on the Peel Local Plan Order 1989, reflecting the mix of residential and commercial uses within the historic part of the town. The site is also located within the Peel Conservation Area. The site is not susceptible to flooding, although Walpole Road which abuts the site access is classified to have Low likelihood of surface water flood risk on the Isle of Man Indicative Flood Maps-River and Tidal Floods.
3.2 Environment Policy 35 of the Strategic Plan and Planning Policy Statement 1/01 both require development within a Conservation Area to preserve or enhance its character or appearance.
3.3 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."
3.4 General Policy 2 states, in part: "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; (d) does not affect adversely the amenity of local residents or the character of the locality; (e) is designed having due regard to best practice in reducing energy consumption."
3.5 Housing Policy 4: New housing will be located primarily within our existing towns and villages, or, where appropriate, in sustainable urban extensions of these towns and villages
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where identified in adopted Area Plans: otherwise new housing will be permitted in the countryside only in the following exceptional circumstances:
(a) essential housing for agricultural workers in accordance with Housing Policies 7, 8, 9 and 10; (b) conversion of redundant rural buildings in accordance with Housing Policy 11; and (c) the replacement of existing rural dwellings and abandoned dwellings in accordance with Housing Policies 12, 13 and 14.
3.6 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."
3.7 Strategic Policy 11: The housing needs of the Island will be met by making provision for sufficient development opportunities to enable 5,100 additional dwellings (net of demolitions), and including those created by conversion, to be built over the Plan period 2011 to 2026.
3.8 Sections 8.13.1 to 8.13.3 of the Strategic Plan 8.13.1 There are in the Island, and particularly in Douglas, many substantial buildings which, because of their size or form, are no longer suitable for the originally intended use as either single dwellings or holiday accommodation, but which are still structurally sound. The Department has for many years encouraged the conversion of such buildings, where appropriate, into flats.
8.13.2 The size, layout, occupancy, etc., of flats are controlled by the Housing (Flats) Regulations 1982. However, all flats should also have a good external environment, characterised by -
(a) a pleasant, clear outlook, particularly from the principal room(s) of the flat and (b) access to external space for the purpose of clothes-drying, refuse storage, car-parking, and general amenity.
8.13.3 Many buildings which are generally suitable for conversion into flats not only have very little space around them, but also have an annex or "outlet" at the rear. The Department may require the demolition, in total or in part, of such "outlets" even where the immediate use of the cleared space may not be possible, for example where more than one rear annex may be needed to be removed to gain access or highway work such as road widening may be required to make the cleared space useful. Such demolition will:
(a) remove accommodation which has a poor environment and limited outlook; (b) permit the creation of parking space; and (c) assist in admitting light and air to the rear of the building proper.
Where such demolition is not so required, the accommodation must generally be organised so that every flat has an outlook from the front of the building, and so that no flat is contained entirely within an "outlet". Exception may be made to this general approach where the environment at, and the outlook from, the rear are pleasant and open.
3.9 Transport Policy 7: "The Department will require that in all new development, parking provision must be in accordance with the Department's current standards."
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The standards are 2 spaces for a flat with 2 bedrooms or more, and 1 space for a flat with 1 bedroom.
4.0 PLANNING HISTORY 4.1 The application site has been the subject of three previous planning applications, one of which is considered relevant in the assessment and determination of this application.
4.2 PA 20/00857/B for Installation of replacement windows and roof lights and installation of two glass Juliet balconies to rear elevation. Approved.
4.2.1 This application involved the installation of rooflights and glazed Juliet balconies on some elevations of the main dwelling; elements which would also form part of the current scheme as it is also proposed to install rooflights and glazed Juliet balconies on the altered elevations of the outbuilding.
5.0 REPRESENTATIONS Copies of representations received can be viewed on the government's website. This report contains summaries only.
5.1 Representation from the Department of Infrastructure (DOI) Highways Division confirms that they 'Do not oppose' in the letter dated 19 January 2021.
5.2 Representation from the Department of Infrastructure (DOI) Flood Risk Management Division confirms that that there is 'No Flood Risk Management interest' in the letter dated 11 February 2021.
5.3 There has been no written representation made regarding the current planning application by the Peel Town Commissioners at the time of writing this report, although they were consulted on 6 January 2021.
6.0 ASSESSMENT 6.1 The following issues are relevant in the determination of this application; (a) the principle of developing the site for residential use; (b) potential impact upon highway safety/parking provision; (c) potential impacts on the Conservation Area; (d) potential amenities for future occupants. (e) Impact on neighbouring amenity
6.2 The Principle 6.2.1 The application site is located within a mixed use area where residential use is predominant. As such the principle of the proposal would be in accordance with HP4. Likewise, the existing use of the building is for garaging and storage in association with the main dwelling (Rose Villa), thus the conversion to two apartments would not be seen as incompatible with the residential use of the application site and would be read in compliance with GP2 (b & c).
6.3 Parking and Highway Safety
6.3.1 Turning to the impact on highways, the key issue to consider is car parking provision. What is currently proposed in this application is to provide four parking spaces within the detached garage on site; a provision that would meet the requirement for off-street parking to serve the new apartments. It is also noted that the apartments would be situated along a public transport corridor where the parking requirements could be relaxed, although there is adequate provision. Moreover, the scheme would not impact on parking provisions for Rose Villa which would still benefit from one parking provision within an integral garage and a
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parking space at the rear of the main dwelling. In this respect, it is considered that the parking provision would be in accordance with Transport Policy 7.
6.4 Visual impact on the Site and Conservation Area
6.4.1 When considering any application within a Conservation Area the Department has a duty to determine whether such proposals are in keeping with not only the individual building, but the special character and quality of the area as a whole. With this in mind it is very relevant to consider Environment Policy 35 of the Isle of Man Strategic Plan. This policy indicates that development within Conservation Areas will only be permitted if they 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.
6.4.2 The existing facade of the building is original and retains the majority of the existing basic appearance. Whilst it is noted that the works would significantly alter the appearance of the front elevation of the outbuilding; particularly the addition of the flat roof extension and the large areas of glazing, these works are not considered to be out of keeping with the main dwelling as the existing built form includes some modern elements. It is also considered that flat roofed extensions are not uncommon within this part of the Conservation Area where there has been modern alterations to dwellings, although in positions where they are not prominent within the streetscene as is the application site where the proposed works would be confined to the enclosed courtyard which would not be visible from the streetscene. The addition of Juliet balconies is also not considered to be out of place as recent approval has been granted (under PA 20/00857/B) for similar glazed Juliet balconies on the rear elevation of the main dwelling which would be within the courtyard and as such the works would be in keeping with the site character.
6.4.3 The proposal is therefore considered to be in compliance with Environment Policy 35 in that it would preserve the character and appearance of application site and in turn the Conservation Area.
6.5 Future Occupant Amenity and Standards
6.5.1 As outlined within Housing Policy 17 each apartment needs to have a "pleasant clear outlook, particularly from the principal rooms". Each apartment in this case would obtain views out of the principle elevations of the building with some of the principal rooms having views to the Peel Beach over the Creg Malin Car Park on Marine Parade. This is considered acceptable in this case and similar to, or better than, similar apartments in the locality.
6.5.2 It is also considered that the apartments would be, as with the existing dwelling, sufficiently within walking distance to the Bowling Green Club House, the sports facilities on Marine Parade, Peel Beach and hiking trails behind the Bowling Green, so as to outweigh any lack of useable outdoor amenity space at the site itself; although there is a garden area measuring 113sqm on the western end of the site available to the new apartments.
6.5.3 Whilst there is no indication of bin storage provision on the proposed plans, this would not be sufficient to warrant refusal of the proposal given that this element of the scheme can be addressed through the imposition of a condition. Therefore, a condition would be recommended to ensure that adequate provision is made for bin storage within the site.
6.5.4 Based on the foregoing, it is considered that there is sufficient amenity space provision, enough to satisfy GP 2 (h, I & j).
6.6 Impact on neighbouring amenity
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6.6.1 With regard to neighbouring amenity, it is noted that the new full height windows with Juliet balconies on the first floor of the new apartments will have views to the properties on Gib Lane, particularly the extensions on Westbourne and Rock View given that the separating distance between these windows and the new apartments is between 15 to 18m. Albeit, the orientation of these neighbouring dwellings is such that the windows are inclined away from the outbuilding. Moreover, there is some mutual overlooking as these neighbouring have partial views of the rear courtyard and elevations of Rose Villa. As such, it is considered that any impacts on privacy of the neighbouring dwellings would be negligible.
7.0 CONCLUSION 7.1 In summary, the proposed conversion of the outbuilding to provide 2 flats is, on balance, in accordance with the Development Plan and the Strategic Plan and is therefore recommended for approval.
8.0 INTERESTED PERSON STATUS 8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons: (a) the applicant (including an agent acting on their behalf); (b) any Government Department that has made written representations that the Department considers material; (c) the Highways Division of the Department of Infrastructure; (d) Manx National Heritage where it has made written representations that the Department considers material; (e) Manx Utilities where it has made written representations that the Department considers material; (f) the local authority in whose district the land the subject of the application is situated; and (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material.
8.2 The decision maker must determine: o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and o whether there are other persons to those listed above who should be given Interested Person Status __
I can confirm that this decision has been made by a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status.
Decision Made : Permitted
Date: 02.03.2021
Determining officer
Signed : S CORLETT Sarah Corlett
Principal Planner
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