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The site represents the curtilages of two properties - Ben Varrey and Sentosa (2 and 4, Athol Street). The properties front onto Athol Street and back onto Shore Road and the harbour. There is a significant difference in level between the two streets, leading to three floors of accommodation from Athol Street upward and four from Shore Road with a small garage beneath the lower floor of accommodation on the Shore Road side.
The properties are two separate ones but with a patio area at the rear of Ben Varrey which wraps around the rear windows of Sentosa, right in front of its windows on the ground floor. The front elevations are very traditional with Ashlar scribing on the ground floor, two large square shop type windows on the ground floor and two floors of three vertically proportioned windows per property per floor above. The windows are modern casements with bottom three quarters opening. Sentosa has a dashed render applied to the first and second floor front elevation and both properties have a slated roof with substantial chimneys at each end.
The rear elevations are a mixture of original and modern flat roofed annexes which have been added at various points in the buildings' histories. The garage with study above sits alongside another property - Quay Cottage which previously had its own integral garage which was converted to living accommodation, the internal dimensions of the original garage being smaller than the average vehicle.
The properties sit at the southern end of the terrace of properties on Athol Street, Quay Cottage sitting lower down and fronting principally onto Shore Road. The ground floor of the application property at the rear is finished in stone to match Quay Cottage with the upper floors in render to match the properties to the north. The properties at Shore Road level tend mostly to be stone-faced.
The site lies within an area of Predominantly Shopping on the Isle of Man Planning Scheme (Development Plan) Order 1982. On the draft Southern Area Plan published on 23rd October, 2009 the site is within an area of Mixed Use. Within the draft plan the site also lies within a proposed Conservation Area.
The following applications have been submitted in respect of these two properties:
There were notes attached to this approval suggesting that the garage doors may more appropriately designed as vertically detailed and that the local authority had suggested that there were water courses running under/through the site and this should be made clear to the applicant. These notes should be attached to any decision issued in respect of this latest application as neither is referred to or addressed specifically in this latest proposal.
Now proposed is an amendment to the approved scheme - omitting the stairwell extension and the conversion of the building to a single dwelling on the southern part of the pair where there was to be two units one above the other. The removal of all of the non-original rear extensions is still proposed and their replacement with a new rear annex designed for both 2 and 4, Athol Street. The second floor, which presently has no rear extensions, is to be extended rearwards. The new rear extensions will extend 0.8m further rearward than the existing rear elevation of number 2, but not as far as the existing rear porch or the extension of number 4. At the basement level the building will step back more than it does at present and in place of the steps leading from Shore Road to the basement level, there will be two garaged parking spaces and a set of pedestrian steps to gain access to the basement and upper levels.
The angled rendered side will have a set of high level glass blocks in each floor giving light but no view from this elevation.
There is a side window in the stone building alongside which currently looks out over a small balcony associated with Ben Varrey and will look out over a larger patio area without the complicated steps arrangement. A door on the previously approved plans is to be relocated further towards the rear on the side elevation.
On the front elevation, the Ashlar scribing effect is to be removed and replaced with smooth render, the windows replaced with plastic framed sliding sash windows. New windows are to be inserted in the southern elevation of number 2. They are slightly more square than those in the front elevation and appear to be fitted with casement windows.
Internally, both properties will be subdivided into two units, one on top of the other.
The provisions of General Policy 2 are applicable in this case:
"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:
a) is in accordance with the design brief in the Area Plan where there is such a brief; b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the space around them; c) does not affect adversely the character of the surrounding landscape or townscape; d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses; e) does not affect adversely public views of the sea; f) incorporates where possible existing topography and landscape features, particularly trees and sod banks; g) does not affect adversely the amenity of local residents or the character of the locality; h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space; i) does not have an adverse effect on road safety or traffic flows on the local highways; j) can be provided with all necessary services; k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan; l) is not on contaminated land or subject to unreasonable risk of erosion or flooding; m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and n) is designed having due regard to best practice in reducing energy consumption."
Highways and Traffic Division do not oppose the application but note that the proposal does not satisfy the requirements of the Strategic Plan.
Port St. Mary Commissioners indicate that they do not object to the application.
The scheme will better utilise two existing and prominent properties without any increase in intensity of use (number of units). Much if not all of the poor elements of the structure at the rear, which is visible from the harbour, will be removed and the buildings brought together visually in a form which is appropriate for the harbourside location.
The fronts of the properties are also to be renovated and upgraded - the Ashlar scribing is to be removed, which is not particularly characteristic of Port St. Mary and probably not original, and the new windows are to be sliding sash, albeit with plastic frames.
As such the proposal is considered to accord with the provisions of GP2 and will not adversely affect the enjoyment of those in neighbouring properties. The scheme makes provision for greater parking provision than presently exists and will thus accord more closely with the parking requirements of the Strategic Plan. As such the proposal accords with GP2 insofar as it relates to parking provision and highway concerns.
The proposals will have less impact than those which have approval both in terms of the new built structures of which there will be less and the occupancy which will also be less intensive. The present rear elevation is of poor and disjointed appearance with various projections and the proposal will bring these together in a more cohesive elevation which is easily visible from the harbour. As the number of units is reduced then the parking requirement is also reduced and any deficiency is of less significance.
In summary, the scheme renovated two properties which are an integral part of a highly visible part of the village and one frequented by visitors as well as local residents. The scheme will generally upgrade the fabric and improve the visual impact of the property in terms of all of its elevations and is recommended for approval.
The local authority is, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d), considered an "interested person" and as such should be afforded party status.
The Department of Transport Highways and Traffic Division is now part of the Department of Infrastructure of which the planning authority is part. As such, the Highways and Traffic Division cannot be afforded party status in this instance.
Recommended Decision: Permitted
Date of Recommendation: 12.05.2011
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
C 2. This permission relates to the alterations and conversion of the site into two dwellings with associated parking all as show in drawings reference 01, 02, 03, 04, 05, 06A, 07A and 08B all received on 29th March, 2011.
N 1.
The applicant is encouraged to consider the installation of vertically detailed garage doors rather than those shown on the drawings, which may be more sympathetic to the location of the property.
N 2.
The applicant should note that the Commissioners have information on water springs under the site and as such is recommended to engage the services of a structural engineer to ensure the stability of the site both during and after the commencement of works on site.
I confirm that this decision accords with the appropriate Government Circular delegating functions to the Senior Planning Officer.
Decision Made : Permitted Date : 12/5/11
Signed : [Signature] Senior Planning Officer Director of Planning & Building Control
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