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The application site represents the curtilage of 8 Circular Road, Peel. No 8 Circular Road comprises a mid terrace workshop/garage between Numbers 6 and 10 Circular Road, together with a workshop to the rear. The building above No 8 comprises part of No 10 Circular Road. Access to the site is via double timber doors with a pedestrian door through.
The site is located within an area zoned as Mixed use in the Peel Local Plan, Planning Circular 6/89.
The following previous application is considered to be relevant to the application:
Pa 03/00392 – Conversion of garage/workshop into living accommodation, including extension to rear, 8 Circular Road, Peel. Approved initially 20th August 2003, refused at Review 4th November 2003, refused at Appeal 11th March 2004.
The application seeks approval for the conversion of an existing workshop/garage into living accommodation, including extension to rear to provide a bedroom extension.
Peel Town Commissioners recommend the application for approval. The Department of Transport Highways Division object to the proposal on the grounds that the development offers additional living accommodation whilst removing an off street parking space.
The Occupiers of Numbers 6, 12 and 14 Circular Road object to the proposal on the grounds of loss of light, fire regulations, mechanical ventilation for the proposed kitchen and impact on residential amenity. In addition, the occupiers of Number 10 circular Road raise concerns regarding the appropriateness of a timber frame sliding sash window. The Occupiers of number 1A Christian Street express concerns regarding loss of privacy.
At the time of the previous appeal, the Inspector considered the main issues to be the impact of the proposal on the Conservation Area and whether the proposed dwelling would provide a satisfactory standard of amenity for future occupants. He concluded in Paragraph 23 of his appeal decision letter that "...the proposal would change the character of the premises as a whole and result in the loss of a potential off street garage space. In those respects the proposal would be detrimental to the character and appearance of the Conservation Area." Furthermore, in paragraph 25, the Inspector stated "I consider that while the design makes the most of the space available it produces a contrived, cramped, inconvenient layout, inappropriate for a new dwelling, and out of keeping with neighbouring dwellings in the Conservation Area." And finally in Paragraph 27, the Inspector concluded "...that while there are advantages to be gained from the proposal, these are heavily outweighed by the poor layout of the proposed dwelling and the adverse effect of the proposal, on the character of the Peel Conservation Area."
In submitting the current application, the applicant has submitted a statement intending to address the comments of the Inspector.
The accommodation proposed would include a study/hall area, leading from the entrance door, a living room/kitchen and single bedroom. The floor area proposed would comprise of some 50sqm, which is in excess of the requirement for single person occupancy in the Housing (Flats) Regulations 1982. The extension to the rear, which would provide bedroom accommodation, would be constructed with a flat roof and have windows with outlook to the rear garden area to which patio
doors would lead from the living room. To the front elevation, a timber door and single sliding sash window would replace the existing timber doors.
The comments of the Inspector in relation to the previous application, related to the residential amenity for future occupiers and the impact of the proposal on the streetscene. The current application has reorganised the proposed accommodation, and relocates the living area to the rear of the building, together with the kitchen, the previously proposed lounge and kitchen, therefore becoming a study/hallway. In addition, the application now proposes a single bedroom, which is considered more acceptable, given the size of accommodation. Externally, the timber door and sliding sash windows are considered to be appropriate within the Conservation Area.
With regard to parking provision, the size of the existing workshop, 2.55m x 6.245, is insufficient to act as a garage, the minimum internal size for a single garage being 5.0m x 3.0m, (Manx Roads 2). It is therefore considered that the change of use of the workshop would not result in the loss of an off street parking space, rather that the removal of double timber doors, which may preclude on street parking at this location, would in fact now allow for the parking of a vehicle in front of the property.
Given the location of the proposed extension, it is not considered that adjacent occupiers would experience a loss of privacy or residential amenity. The proposed kitchen would be vented into the rear garden area, a situation repeated in a number of instances within Peel, given the density of development; however, given modern filtration and extraction systems, it is not considered that ventilation from a domestic kitchen would significantly reduce levels of residential amenity currently enjoyed by adjacent occupiers.
It is recommended that the application be approved.
The local authority are, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5)(c) and (d), considered "interested persons" and as such should be afforded party status.
It is considered that all parties who submitted comments accord with the requirements of Planning Circular 1/06 and are therefore afforded interested party status.
Recommended Decision: Permitted
Date of Recommendation: 20.10.2006
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 approval relates to the drawings submitted as part of this application, Ref. HLK/03/0146/1A, 2 and 3 together with supporting statement and garden plan, date stamped 19th July 2006.
N 1. For a change in the water supply to a premises (domestic or commercial) the applicant should contact the Isle of Man Water Authority Byelaws Inspector (Michael Karren), telephone 695957.
N 2. The Chief Fire Officer recommends the installation of mains wired interconnected domestic smoke detection.
I confirm that this decision accords with Government Circular Nos 44/05 (Delegation of Functions to Director of Planning and Building Control) and 47/05 (Delegation of Functions to Senior Planning Officer)
Decision Made : Permitted Date: 27/10/06
Signed: M. I. McCauley Director of Planning and Building Control
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