Loading document...
The site represents the curtilage of an existing property which sits at the southern end of Malew Street on the western side of the street. The site accommodates the existing building – a three storey property with accommodation within the roofspace together with a small triangular shaped annex at the rear which provides a toilet and lightwell at the first floor and a lightwell for the upper floors.
Presently the building is used on the ground floor as a storage area for the chemist’s shop to the south and on the upper floors the building accommodates a four bedroomed flat.
The site lies within an area designated on both the Castletown Local Plan of 1991 and the draft Castletown Area Plan of 2001 as Mixed Use.
There have been no applications submitted in respect of this site.
Proposed here is the conversion of the flat into three single bedroomed apartments - one per floor. Each unit will have its lounge and kitchen looking out onto Malew Street and the bedroom to the rear lightwell. There will be no changes to the exterior of the property.
The units on the first and third floors offer 32 and 33 square metres respectively in floor area, that on the second floor is slightly smaller with 30.5 square metres. All of these would satisfy the Housing (Flats) Regulations 1982 which restrict apartments of between 30 and 45 sq.m to single occupancy.
Castletown Heritage object to the proposal, suggesting it is an over-development of the building and that there are architectural features on the building and that the proposal contains insufficient information to enable them to be satisfied that these features will not be lost as part of the proposal.
Fire Prevention Officer recommends discussion with them in respect of compliance with the Fire Precautions (Flats) Regulations 1996.
Isle of Man Water Authority recommend discussion with them regarding water supplies.
The proposal involves only internal changes so concerns about the loss of architectural features is perhaps not relevant to this application although a note identifying features of interest may be useful in this respect.
The internal layout and the size of apartments is largely a matter for the Housing (Flats) Regulations with which the proposal appears to comply and under which the finished apartments will have to be registered before occupation.
The number of flats within the building is a material consideration as it will influence the amount of parking which is required. The present use of the building will generate a likely need for two vehicle parking spaces although if the ground floor were used as a shop this would generate additional parking need. However, the parking standards set out in the Strategic Plan state that "New built residential development should be provided with two parking spaces per dwelling, at least one of which should be within the curtilage of the dwelling and behind the front of the dwelling, although the amount and location of parking will vary in respect of development such as terracing, apartments, and sheltered housing. In the case of town centre and previously developed sites, the Department will consider reducing this requirement having regard to: a) the location of the housing relative to public transport, employment and public amenities, b) the size of the dwelling, c) any restriction on the nature of the occupancy (such as sheltered housing) and d) the impact on the character and appearance of the surrounding area (paragraph A.7.1 - Appendix 7). This goes on to recommend that one space is provided for a one bedroomed apartment, 2 spaces for two or more bedrooms but that "These standards may be relaxed where development: a) would secure the re-use of a Registered Building or a building of architectural or historic interest; or b) would result in the preservation of a sensitive streetscape, or c) is otherwise of benefit to the character of a Conservation Area d) is within a reasonable distance of an existing or proposed bus route and it can be demonstrated a reduced level of parking will not result in unacceptable on street parking in the locality" (A.7.6).
In this case, the property is in a town centre location where parking is not possible on site due to the nature of the site and the restriction on parking on the adjacent road. The property is also very close
to a bus stop and frequent bus service to and from Castletown. It is also relevant that parking standards have been relaxed elsewhere in the vicinity - in the case of the large scale Malew and Arbory Street development scheme where there was no on-site parking proposed and also in smaller developments - for example the three flats proposed at number 5, Malew Street (PA 04/2431).
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 Isle of Man Water Authority raise issues associated with the provision of a water supply, which are not material planning considerations and as such the Water Authority should not be afforded party status in this instance.
Castletown Heritage are a local interest who are not directly affected by the proposal and as such should not be afforded party status in this instance although their comments about the architectural interest of the building are welcome.
Recommended Decision: Permitted
Date of Recommendation: 25.07.2007
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 creation of three apartments as shown in drawings K123/P/10-01 and -10-02 both received on 15th June, 2007.
N 1. For a change in the water supply to premises (domestic or commercial) the applicant should contact the Isle of Man Water Authority Byelaws Inspector (Michael Karren), telephone 695957.
N 2. PRIOR to the commencement of any works the applicant is advised to consult the Chief Fire Officer to ensure that adequate fire precautions are taken.
N 3. The permitted works are confined to the interior of the property only as shown in the submitted drawings. It has been suggested however that there may be features of architectural or historic
interest at the rear of the property - for example Art Deco corbels above the door. The applicant should ensure that if these features are still existing that they are not adversely affected or removed.
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: 26/4/07
Signed: [Handwritten signature] M. I. McCauley Director of Planning and Building Control
Copyright in submitted documents remains with their authors. Request removal
View as Markdown