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PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 21/00777/B Applicant : Ms Julie Allen Proposal : Conversion of former toilet blocks to a dwelling Site Address : Public Toilets Gellings Avenue Port St. Mary Isle Of Man

Senior Planning Officer: Mr Jason Singleton Photo Taken :

Site Visit :

Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 06.09.2021 __

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.

This application has been recommended for approval for the following reason. The planning application is deemed to comply with General Policy 2 and the Residential Design Guide.

Plans/Drawings/Information; This approval relates to drawing referenced; A/943/1 and supporting information and photographs date stamped received on 24 June 2021. __

Interested Person Status - Additional Persons

None __

Officer’s Report

1.0 THE SITE 1.1 The application site is the former public toilets on Gellings Avenue, Port St. Mary. The building is a single storey detached building located to the south of the Highway within an n area characterised as residential. The surrounding properties are of various heights and styles making up the character of this area. To the front of the site is parking on the highway and

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the building is set back with a boundary wall creating a walkway across the front elevation of the building. To the rear is a small walkway that along the rear of the property.

2.0 THE PROPOSAL 2.1 Proposed is the conversion of the former toilet block to create a single dwellinghouse. The scope of works would see the roof being retiled in welsh slate, the installation of UPVc white windows and doors, the blocking up of a doorway and creation of a window on the front elevation.

2.2 Internally the building would be subdivided up to provide a bedroom with ensuite, a hall way and open plan lounge kitchen area with a rear door access.

3.0 PLANNING POLICY 3.1 In terms of local plan policy, the application site is within an area recognised as being predominantly residential use under the Area Plan for the South. The site is within a proposed conservation area where it notes the "The public conveniences on The Quay have a simple Arts and Crafts style and are finished in rough-cast render" in the Conservation Area Appraisal.

3.2 The Isle of Man Strategic Plan 2016 contains the following policies that are considered specifically material to the assessment of this application;

3.3 General Policy 2 (GP2) (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; (g) does not affect adversely the amenity of local residents or the character of the locality;

3.4 Environment Policy 35 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.

3.5 Residential Design Guidance provides advice on the design of new houses and extensions to existing property as well as how to assess the impact of such development on the living conditions of those in adjacent residential property.

4.0 PLANNING HISTORY 4.1 The application site has no planning history that is considered relevant to this application.

5.0 REPRESENTATIONS 5.1 Port St Mary Commissioners have not comments as it is understood they are selling the building.

5.2 Highways Services commented (19/07/21) with no objection but seek a condition for bicycle parking.

6.0 ASSESSMENT 6.1 The fundamental issues to consider in the assessment of this planning application are; (i) visual impact of the proposed development; (GP2(b) & (c) (ii) the impact upon the amenities (privacy and visual amenity) of the neighbouring properties. (GP2(g))

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6.2 (i) Visual Impact The principle of converting the existing building into residential occupation would be in compliance with the land use designation of residential. There are existing facilities within the town hall which is a short walk from this location and these toilets are now redundant from use. The property is of a size 9.0 x 3.0m internal (approx. 27m2 or 290sqft) when measured of the submitted drawings. The bedroom would measure 9m2 or 97sqft and the open plan lounge and kitchen 15m2 or 161sqft, essentially two rooms, both accessed from a central hallway with opening windows to the front and high level glazing to the rear ensuring there is adequate natural light and also ventilation to the rooms. There is a secondary access off the rear elevation that serves the lounge/ kitchen area.

6.3 The minimum standards for room sizes is contained within the Housing Act 1955 that states in the fifth schedule, Table 1 allows for houses of two rooms to be substantial for 3 persons. In table 2, the room sizes allows for 1.5 persons for the bedroom (b) 90sq.ft or more, but less than 110 sq.ft and for the living room, as this is over 110sq.ft or more 2 persons. Essentially the standards would allow for habitation based on these proposed room sizes.

6.3 The physical works would not seek to alter the property in its appearance but to adapt it to provide a degree of residential use by blocking up a doorway and window and creation of a window in an opening. The property is already serviced with water and electricity and could be provided with other services (gas or telecom) if required. On balance, these aspects of development are deemed to be an acceptable form of development that complies with those sections of General Policy 2(b) & (c) and the RDG 2019.

6.4 (ii) Neighbouring amenities The level and scale of development proposed here, especially being renovation works are considered to be relatively modest and not judged to cause harm to the enjoyment of the main dwellinghouse or considered to harm the neighbouring amenity, specifically those to the surrounding streetscene. When viewing the proposed conversion it would be read in the residential context of the property and surrounding streetscene. On balance, these aspects would be considered to be compliant with those sections of General Policy 2(g).

6.5 (iii) Cycle parking The rear yard of the property can easily accommodate cycle parking if the owners wish. Therefore it is not considered a condition for cycle parking is required, as the space is available if the occupiers wanted it.

7.0 CONCLUSION 7.1 The planning application would be an acceptable form of development that has been designed to ensure that it would not harm the use and enjoyment of neighbouring properties and would comply with General Policy 2 and the principles of the Residential Design Guide.

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

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(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 the Head of Development Management 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 : 09.09.2021

Determining officer

Signed : S BUTLER

Stephen Butler

Head of Development Management

Customer note

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