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21/00197/B Page 1 of 6
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 21/00197/B Applicant : Mr & Mrs Joerg & Kerry Vanselow Proposal : Conversion of offices into 3 apartments and creation of salon treatment room Site Address : 29 Victoria Street Douglas Isle Of Man IM1 2LG
Planning Officer: Mrs Vanessa Porter Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 13.07.2021 __
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 windows on the front elevation are to be sliding sash, fitted with externally expressed glazing bars and horns which must be run through and not stuck on.
Reason: to ensure that the new windows are appropriate in appearance and form to the Conservation Area in which they will sit.
C 3. The bin store as shown on drawing P01 REV B shall be completed and ready for use prior to the occupation of any flat or the ground floor/basement unit and shall be retained thereafter as a bin store only.
Reason: to ensure adequate bin storage.
This application has been recommended for approval for the following reason. The application complies with Strategic Policy 2, 10 and Housing Policy 4 while according with the provisions set out in Housing Policy 17 and Transport Policy 7 of the Isle of Man Strategic Plan 2016 and therefore acceptable.
Plans/Drawings/Information; This decision relates to the following plans and drawings, date stamped received on 26th March 2021: o Drawing No. EX01 Rev C
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This decision also relates to an amended floor plan showing the revised bin storage under drawing No. P01 Rev B received 7th June 2021. __
Interested Person Status - Additional Persons
It is considered that the following Government Department should be afforded Interested Person Status as they have raised material consideration in their representations in accordance with Article 4(2):
DOI Flood Risk Management Division __
Officer’s Report
THE APPLICATION SITE 1.1 The application site is within the curtilage of 29 Victoria Street which is part of a terraced row of buildings situated to the South side of Victoria Street.
1.2 The site is currently a store to the basement level, a salon on the ground floor level and offices within the other three floors.
THE PROPOSAL 2.1 The application seeks approval to change the use of the basement level to a treatment and staff room for the salon and also the change of use from offices into three 1 bedroomed flats which will provide a kitchen/dining/lounge area to the front and a bedroom to the rear with the bathroom situated in the middle.
2.2 To the front elevation the proposal is to replace all the existing windows (excluding the shop window) to uPVC vertical sliding sash windows with the fenestration pattern to match the existing.
2.3 To the rear elevation the proposal is to replace all the existing windows with uPVC top hung casement windows. There is also the proposed erection of a flat roof bin store measuring approximately 3.3m by 1.8m with an overall height of approximately 2.5m. The bin storage will have a sliding shutter door and the flat roof will extend over the rear entrance door.
PLANNING HISTORY 3.1 There are several applications on the site of which the most relevant is the alteration from office to salon within the ground floor level that was approved under PA18/00673/C, which had a restriction of use condition attached for the ground floor level only.
PLANNING POLICY 4.1 The site lies within an area zoned as "Strand Street - Mixed Use" on the Area Plan for the East. The site is within a Conservation Area but not within a Flood Risk Zone.
4.2 The Area Plan for the East states the following for the land zoning, "This area forms the core of the retail shopping area and is characterised by shops, food and drink uses, financial and professional services and other associated town centre uses such as hairdressers, beauticians and so on. The area is currently busy during daytime but quiet of an evening and it is considered that more residential uses would benefit the area and help support the night time economy."
4.3 In terms of the Strategic Plan (2016) paragraph 8.13.3 states in part, "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
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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." With this in mind the most relevant Strategic Policy is Housing Policy 17 which states in full, "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."
4.4 There are a number of other relevant policies, as summarised below.
4.5 Planning Circular 1/98: The Alteration and Replacement of Windows Sets which sets out that uPVC is an acceptable material but the windows must have the same opening as the originals if readily viewed from a public thoroughfare.
REPRESENTATIONS 5.1 The following representations can be seen online in full,
5.2 Highway Services have considered the application and initially requested more information. Further to receiving amended information Highway Services do not oppose the application. (28.04.21 & 16.06.21)
5.3 Douglas Corporation have sent in a few comments regarding the application and the bin storage on site. After receiving amended information Douglas Corporation now support the application. (18.06.21)
5.4 DOI Flood Risk Management have considered the application and state, "No Flood Risk Management Interest." *(28.04.21)
ASSESSMENT 6.1 The main issues to consider in the assessment of this planning application are:
6.2 PRINCIPLE
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6.2.1 When looking at the principle of the change of use from offices to flats the land zoning is "Mixed Use" with the supporting information within the written statement stating that "it is considered that more residential uses would benefit the area and help support the night time economy." This is also mirrored in the Central Douglas Master Plan 2014 which states, "A mix of uses throughout the town will increase the attraction of the Centre, retaining and increasing footfall and movement across all periods of the day and into the early evening."
6.2.2 Both these statements would indicate a need to attract more uses to the Douglas town centre and to encourage residential back into the town centre while utilising possible redundant offices which could add to the vibrancy and to out of hours use, as such the principle of the change from offices to residential is acceptable.
6.3 HIGHWAY MATTERS 6.3.1 Transport Policy 7 of the Isle of Man Strategic Policy states that with any new development the parking provisions must be in accordance with the Department's current standards. For the proposed development the requirements are one space per flat and one service space for the salon. Appendix 7 of the Isle of Man Strategic Plan 2016 goes on to state that these standards may be relaxed where "(d) is within a reasonable distance of an existing or proposed bus route and it can be demonstrated a reduced level of parking will not result in unacceptable on street parking in the locality."
6.3.2 Whilst the site does not provide any parking, there are several parking areas situated nearby, with there being a car park directly behind the property and also a pay and display car parking area approximately 100m away. There is also a direct bus route outside the property and the property is relatively close by to the Bus Depot on Loch Promenade.
6.3.3 It is considered that whilst there is no parking on site the site itself fits within part (d) of the relaxations in Appendix 7 of the Isle of Man Strategic Plan and as such is considered acceptable in this regard.
6.4 GENERAL AMENITY 6.4.1 In proposals such as these, concern can lie with the potential to cause disruptions to the immediate and adjoining neighbouring properties. In terms of differentiating an office from residential it is often difficult to define how each would behave. Generally office hours are between the times of 9am to 5pm with the occasional office working out of these hours due to the service they provide. Offices are generally quiet with the potential to not be disruptive. When a property is someone's home they have the potential to be home more, could invite friends or family around and have parties which have the potential to be noisy. In general the majority of people tend to behave well and raise no concerns, although there will always be a percentage that may not behave.
6.4.2 When looking at whether the dwelling would provide suitable amenity standards the proposal does not provide any details of a garden area or outdoor amenity space with the rear area being used for bin/recycling storage. Whilst this is the case, the property provides a suitable standard of space internally and given its location within a town centre and with the property being in close walking distance to Douglas Promenade which has suitable garden area with regards to the Villa Marina and the beach, the lack of garden space which is a common feature among residential properties within the town centre would not be significant enough to warrant a reason for refusal.
6.4.3 When looking at whether the proposal has a clear pleasant outlook from the main principal rooms, the lounge/kitchen/diner for each flat is situated to the front of the property and starts from first floor level which means that there would be a clear view outside of the property. Whilst the view is of other offices across the road, there is approximately 15m between the properties which is more than what would be expected within a town centre position.
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6.4.4 Another aspect which was raised by Douglas Corporation and resolved was whether the flats and beauty salon would have enough bin/recycling storage space for the proposed uses. This was resolved by the removal of the meter and bikes area to the rear. When looking at the original proposed drawings the area for bikes would have be minimal at best and as such the removal of this for the creation of a completely covered and hidden bin storage is acceptable. It also means that there is enough bin storage and recycling storage for future occupants.
6.4.5 It is considered that the conversion of the building to provide a salon and flats would provide in most regards adequate living conditions and as such is considered acceptable in this regard.
6.5 CONSERVATION AREA 6.5.1 Due to the proposal being situated within a conservation area it is necessary to assess whether the proposed external alterations will preserve or enhance the overall area. The alteration to uPVC to the front is in line with Planning Circular 1/98 and as such is acceptable.
6.5.2 To assist the front elevation of the property preserving the Conservation Area a condition should be attached to state that the windows must have run through horns and the division bars must be externally expressed.
6.5.2 Turning towards the rear, the windows proposed here are top hung casements which could potentially be against Planning Circular 1/98, whilst this is the case, the proposed windows whilst in a public vantage point can only be seen from a distance and when taken in the overall context of the streetscene are a suitable alternative to sliding sash windows.
6.5.3 As stated previously within my report the rear of the site directly faces a car park as such the proposal to create a covered bin storage will enhance the overall area by being less untidy to the rear. Whilst the proposal is a flat roofed extension it is relatively small in sizing and as such it is unlikely to be noticed within the overall streetscene.
CONCLUSION 7.1 For the above reasons the proposal does not conflict with Strategic Policy 2, 10 and Housing Policy 4 while according with the provisions set out in Housing Policy 17 and Transport Policy 7 of the Isle of Man Strategic Plan 2016.
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 __
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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: 16.07.2021
Determining officer
Signed : C BALMER
Chris Balmer
Principal Planner
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