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THE APPLICATION SITE AND PROPOSED DEVELOPMENT The application site comprises the curtilage of a detached building that is located on Church Road in Onchan. The proposed development comprises of alterations to, and the change of use of, the building into a residential dwelling. PLANNING HISTORY
The application site has been the subject of a number of previous planning applications, one of which is considered material to the assessment of this current planning application.
Planning application 93/00585/A granted approval for the conversion of the dwelling from office accommodation to a residential dwelling. REPRESENTATIONS Onchan District Commissioners recommend that the planning application be approved. The Department of Transport Highways Division do not oppose the planning application.
The Isle of Man Fire and Rescue Service recommend the installation of smoke detectors. The Isle of Man Water Authority requests that an informative note be attached to any approval decision notice. The Society for the Preservation of the Manx Countryside and Environment generally support the planning application.
The application site is located within a Conservation Area and the building is Registered.
In addition to the policies identifying general planning considerations that are applicable to the assessment of a planning application it is considered that the Isle of Man Strategic Plan contains two policies that are specifically material to the assessment of this current planning application.
Environment Policy 32 states:
"Extensions or alterations to a Registered Building which would affect detrimentally its character as a building of special architectural or historic interest will not be permitted."
Environment Policy 33 states:
"The change of use of Registered Buildings will only be permitted if the proposed use is appropriate and any alterations associated with the change are not detrimental to its character as a building of special architectural or historic interest."
In terms of local plan policy the application site is within an area that is designated as mixed use (residential/office/retail). Planning Circular 1/2000, which constitutes the written statement to be read in conjunction with the plan, contains one policy that is considered specifically material to the assessment of this current planning application. Policy O/CARB/P/1 states:
"Where development is proposed for any building which is identified as within an existing or proposed Conservation Area or where the building is Registered or on the list of buildings which are considered worthy of consideration for possible Registration, special attention will be paid to the detail of such a proposal and no development will be permitted where this is detrimental to the character or appearance of the building or, in the case of buildings within an existing or proposed Conservation Area, the character or appearance of the area as a whole."
The planning application seeks approval for the change of use of the building from office accommodation, currently vacant, to a residential dwelling. The proposed conversion includes external works to the building comprising of the installation of a new door, two windows and two rooflights on the rear elevation. The other three elevations of the building remain unchanged. These changes are relatively minor and do not unduly affect the character of the Registered Building or the setting of the Conservation Area. There is a concurrent Registered Building application for the works to the building.
In terms of change of use the residential use of the building is in general accordance with the land use designation of the application site. As stated earlier in this report approval was previously granted for residential use through planning application 93/00585/A and the site has appropriate car parking and amenity space associated to it. It is assumed that the original use of the building was residential.
I have considered the content of the application with particular consideration to POLICY RB/5 ALTERATIONS AND EXTENSIONS as set out within Planning Policy Statement 1/01 together with policies Environment Policy 32 and 33 as set out within the Isle of Man Strategic Plan.
I visited the site in February 2006 with the Applicant's Agent and was able to view the property in its entirety. We discussed the agent's client requirements and I am able to confirm that this application represents those discussions.
The building was originally constructed between 1833 and 1842 as an Infant School and has since been in use as a band practice room and an office until fairly recently. The renovation works carried out in 1970 (I understand in conjunction with the Isle of Man Victorian Society) included raising the gable end walls to allow
the installation of the First Floor accessed via a staircase which 'came from a house which was being demolished at the time and the oak front door came from St Mary's Church in Douglas - it was the door to the Confessional'. The works also included the toilet and Kitchen installed beneath the stairs.
Externally, this application proposes the installation of two roof-lights, the creation of a door and screen and the partial blocking up of an existing door and installation of window over, all to the rear of the property. As the works are to the rear of the registered property and do not in my opinion adversely affect the character of the Registered Building or the Conservation Area within which it is located, I am content with these external proposals.
Internally, the works comprise the formation of a Kitchen which will involve the re-positioning of the door to the right hand room on the Ground Floor Plan annotated 'Office'. In addition, the staircase will need to be re-worked slightly and the partitioning used to create the existing w.c. under the stairs is removed to create a Bathroom. I am content with these internal works and the conversion of the property from office use to a dwelling given the former conversion in 1970. The main internal works only really affect the works carried out in the 1970's.
It is recommended that the planning application be approved.
It is considered that the following parties that made representations to the planning application meet the criteria of Government Circular 1/06 and should be afforded interested party status:
It is considered that the following parties that made representations to the planning application do not meet the criteria of Government Circular 1/06 and should not be afforded interested party status:
Recommended Decision: Permitted
Date of Recommendation: 23.08.2007
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 approval relates to drawing no.s 070172/1 and 070172/2 date stamped the 14th June 2007.
C 3. PRIOR to the commencement of any building works, a photographic survey must be undertaken to record all existing internal and external features of interest, such a record to be prepared in consultation with the Conservation Officer of the Department
C 4. Prior to the commencement of any works on site, large scale detail drawings of the new door and windows to the rear are to be provided for the approval of the Planning Authority.
C 5. Prior to the commencement of the development, a sample panel of stonework must be prepared (to indicate lime mortar pointing, stone type and coursing) on site, for inspection by the Conservation Officer and approval by the Planning Committee.
N 1. The applicant/developer is recommended to contact the Isle of Man Water Authority to discuss the provision or change of any water supply.
N 2. The Chief Fire Officer recommends the installation of mains wired interconnected domestic smoke detection.
Decision Made : ... Committee Meeting Date : ...
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