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The site represents the domestic curtilage of a residential property located on the western side of the High Street which runs north-south through Port St. Mary village centre. The property is a single dwelling with front door which is positioned slightly to the left of centre with a large window to the left and two windows on the first floor: to the right of the front door there is a very large shop front window with smaller window above on the first floor. There are two rooflights in the front pitch.
The site lies within an area designated on the Isle of Man Planning Scheme (Development Plan) Order 1982 as Predominantly Shopping. On the Port St. Mary Area Plan of 2001 the site lies within an area of Mixed Use - Residential, Retail, Offices, Tourism and Industry.
The following applications have been submitted in respect of this site:
The former bakehouse has permission for conversion to sanitary and office accommodation under PA 96/1671. There is also permission for the erection of a pair of semi-detached houses to the side of the rear of the garage under PA 02/2125. This has its own parking provided off Park Road. The applicant has indicated that his client owns the bakehouse as well as the building alongside, indicated as such in the drawing, which may be demolished at some time to make space for more parking. This is not proposed in this application.
Proposed here are alterations to change the dwelling to two semi-detached dwellings. The changes include the removal of the shop window and its replacement with a door and window to match the existing. Also proposed is the installation of a new window at first floor and new dormers in the front pitch to replace the rooflights. All of the above changes will result in a symmetrical frontage.
Internally the four bedroomed house will be transformed into two two bedroomed houses. The former bakehouse at the rear of the house will continue to be used for storage for the houses. there are two bin stores and four parking spaces as well as a garage to the rear of the properties but these are not within the defined site and whilst owned by the applicant, I assume are used by others.
Whilst the party who has an interest in purchasing 23 High Street draws attention to the approval for the residential accommodation referred to above and the use of the bakehouse, I do not see how either of these permissions affects the use of the existing premises at number 21 for one further dwelling other than creating perhaps a little more traffic.
The proposal is not in contravention of the land use plan and the visual changes resulting from the development are all positive and improve the appearance of the property. There will be an increase in the requirement for car parking although the existing dwelling had four bedrooms which may have attracted the use of the premises as a family home which may include grown up children having cars. It is likely that the proposed use will generate more traffic and more vehicles requiring to be parked. There are on-street car parking spaces available close to the site on the High Street and the applicant does own parking spaces to the rear of the site.
The Commissioners indicate that they are concerned with the internal layout, particularly in respect of fire safety. They also express concern in respect of car parking, indicating that the parking spaces are not owned or to be sold with the development. They also wonder whether the development is excessive and/or over-intensive.
Whilst the car parking area is not shown as part of the site, it is indicated as being owned by the applicant and as such a condition requiring that the car parking spaces are available at all times for use in conjunction with the occupation of the dwellings would be appropriate.
The provision of two, two bedroomed dwellings in a relatively dense streetsceene where the visual alterations and provision of car parking are otherwise acceptable is not over-intensive or excessive. In some instances such as the hotels/public houses and some of the shops there are commercial and residential uses within the same building which generate a lot more use and traffic.
The Department of Transport and 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.
The Fire Officer's concerns may be addressed by a note and whilst he represents a statutory authority his concern relate to the internal layout of a private house which is not a material planning
consideration and relates to the Building Regulations. As such I would recommend that this party is not afforded interested party status in this instance.
As the party who indicates that they have an interest in acquiring the adjacent property is not the owner nor tenant of this property, I would recommend at this stage that they are not afforded party status to this application.
Recommended Decision: Permitted
Date of Recommendation: 25.09.2006
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal O : Notes attached to refusals
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
This permission relates to the alterations and conversion of the existing premises to two dwellings as shown and described in the drawings reference 35.1.06 and 36.2.06 both received on 3rd August, 2006.
The parking spaces numbered 1 - 4 on plan reference 36.2.06 and described as "yard and car park (Cregneash Ltd ownership)" must be available at all times for use by the residents of the new residential properties hereby permitted.
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: 29/01/2006 Signed: [Handwritten signature] 29 September 2006 06/01333/B Page 3 of 4
M. I. McCauley Director of Planning and Building Control
M. I. McCauley Director of Planning and Building Control
25 September 2006
25 September 2006
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