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The Secretary of the Planning Committee Murray House Mount Havelock Douglas Isle of Man. IM1 2SF. 3rd October 2003.
Dear Sir, Re. : Conversion of Garage/Workshop into Living Accommodation with Extension to Rear 8 Circular Road, Peel, Mr. K. Baxter - PA. 03/00392B.
I am instructed by Mr. Baxter to submit a written representation in relation to his above application as invited by your letter dated 16th September 2003.
The application seeks full, detailed approval for the conversion of an existing garage and workshop into living accommodation details of which are illustrated on the submitted plan reference HLK/o3/0146/1.
The premises form part of an established terrace of properties that are in residential use. It is considered that the change of use to living accommodation will therefore be more in keeping with this established residential character of Circular Road.
An objection has been received from the adjoining residents of 10 Circular Road - Carmel Egan and Craig Le Marquand. They have expressed concern regarding potential fire hazard and the limited means of escape should a fire occur.
There are significant benefits in supporting the application principally the removal of an existing light industrial use operating within a well-established residential area.
The proposals have been recommended for approval by the Peel Town Commissioners (letter dated 16th June 2003) and there are no objections from the Highways Division of the Department of Transport (letter dated 17th June 2003).
The proposals will involve new and remedial works that will significantly improve the fabric of the existing building that, in part, is in relatively poor condition. In this regard, the Planning
Committee is respectfully reminded that the Peel Town Commissioners have already approved the proposed works illustrated on the plan and issued a Building Regulations Notice of Approval dated 25th July 2003.
In relation to the objection received, the concern of fire safety is considered important by the applicant and he has addressed the issues raised in the letter from the Isle of Man Fire Rescue Service dated 9th June 2003 in his letter to the Planning Committee dated 12th June 2003 a copy of which is on the application file.
In further response to the issue of fire escape, it is considered that a garage/workshop use of the existing premises potentially poses a far greater fire hazard than a residential use and it must be borne in mind that the means of escape using the rear garden already exists to serve the building. The space provided at the rear is also typical of the rear gardens in this particular part of Peel.
The application also provides an opportunity to fit a suitable fire alarm system and also provide a 1-hour fire resistant ceiling that presently does not exist. If required, other additional measures will be provided with the agreement of the Senior Fire Safety Officer.
With regard to the Planning Committee's decision, the initial granting of approval is appropriate in that issue of fire safety for single residential properties does not form a potential ground for refusal. In addressing this matter, the Planning Committee has correctly included the standard "Note" informing the applicant that he should consult with the Fire Safety Department to ensure adequate provision is made for heat and smoke detectors.
The application represents significant planning gains in that:
I can confirm that the conditions imposed on the initial decision are acceptable to the applicant and will provide a development appropriate for the Peel Conservation Area. In relation to the two Notes, Building Regulations approval has already been granted and it is the applicant's intention to resolve any outstanding matters relating to fire precautions with the Fire Safety Officer.
In light of the above considerations, it is respectfully requested that the Planning Committee confirms the initial decision to grant full, detailed approval for the proposals subject to the conditions set out in the decision notice dated 20th August 2003.
Yours faithfully,
Kaz Ryzner
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