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The site represents the sizeable curtilage associated with Knock Rushen House - a substantial dwelling located to the south west of Castletown to the north west of Scarlett Road.
Previously planning permission was sought for the significant alteration to the dwelling and the creation of a new modern building (PA 04/1405). This was refused on the basis of its design and the PC was not persuaded that the parking required for the scheme could be satisfactorily accommodated on the site without adversely affecting the appearance of the building and the site.
Now proposed is the conversion of the building to 12 apartments. Each would have around 52 square metres of space (accommodating 2 persons each). 24 parking spaces would be required and the application, whilst only in principle indicates how that would be provided - 18 spaces provided to the side of the house, retaining the main lawned area. There is space for any additional spaces which may be required. The car parking is to be provided in an area designated on the extant Castletown Plan as Woodland although no trees are to be removed to make way for this development.
Objections have been received from residents of Queen Street on the basis of lack of information, additional traffic using Queen Street (this was not cited as a reason for refusal in the previous application), drainage problems, designation (although the building is designated as Residential - the lawned area as Woodland although the trees are only at the rear of the site - a condition could be attached to prevent the removal of any trees).
The further plan which indicates how the internal layout could be, shows four flats per floor: two one bedroomed and two two bedroomed flats resulting in eighteen bedrooms. Eighteen parking spaces are shown although there is plenty of room for more with appropriate landscaping.
The only outstanding matter appears to be the access. Whilst there are local objections and one from the DoT, this was not given as a reason for refusal in the previous application for substantial alterations and expansion. It was referred to in the application for residential development of Knock Rushen behind this house (PA 97/01099 and 1100) where the Inspector notes "Queen Street is not the sort of thoroughfare that is amenable to a standard formula approach to the acceptability of additional traffic. Rather it is a matter of subjective appraisal. Mine is that this street is not only unsuitable for a substantial increase in traffic, it was probably stretching the bounds of acceptability at five extra house and would be better with no increase at all" (paragraph 110). The latest planning application for this site PA 04/2083 proposes 41 dwellings with an emergency access to Queen Street to which the DoT has raised no objection.
The Disability Access Officer recommends that provision be made for disabled people who may use the building.
Andrew Jessopp supports the application.
This is an existing large building which could be used as a family home which could reasonably generate up to five adults coming and going which is considerably less than would be the case with twelve apartments which could be occupied by up to 21 persons. Alternatively, the building could be subdivided into three flats - one per floor but these would be substantial (180 square metres each). The apartments would be around 53 - 59 sq.m for the larger units and 34 to 42 sq.m for the smaller ones - between 1 and 3 person occupancy. There is sufficient space around the building for air and light.
Whether the outlook from the rear flats is acceptable is perhaps debatable, particularly if the housing development is approved to the rear (see plans of 04/2083 copied in the file).
On the basis that the building exists and some use would have to be made of it, I conclude that the proposed scheme is not unreasonable. I could sympathise, however with those who consider that there should be fewer, larger flats which would probably generate less traffic.
Recommended Decision : Permitted
Date of Recommendation : 03.02.2005
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
C 1. This approval is in principle only and will remain valid for a period of two years within which time no development may take place until such time as details of the reserved matters (siting, design, external appearance, internal layout, means of access, landscaping) have been approved by the Planning Authority. Such reserved matters should form the subject of a single application.
C 2. This approval relates to the principle of the conversion of the existing building to twelve apartments with associated parking all as illustrated in drawing reference 0444/SK001B received on 14th January, 2005.
C 3. The application for reserved matters must demonstrate that no existing trees will be adversely affected by the proposal and the position of such must be shown on the plans submitted in respect of any such application.
Decision Made : Refused Committee Meeting Date : 10.2.5
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