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22/00209/C Page 1 of 6
PLANNING OFFICER REPORT AND RECOMMENDATION
Application No. : 22/00209/C Applicant : Mr Chris Sheeley Proposal : Change of use of first and second floor from retail to residential use with associated works Site Address : 2 Bridge Street Peel Isle Of Man IM5 1NB
Planning Officer: Mr Paul Visigah Photo Taken :
Site Visit : 21.04.2022 Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 22.04.2022 __
Conditions and Notes for Approval
C : Conditions for approval N : Notes attached to conditions
C 1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Reason: To comply with Article 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
This application has been recommended for approval for the following reason. The proposal is considered acceptable and to be in accordance with the land use designation of the Peel Local Plan 1989. Overall it is concluded that the planning application accords with the provisions set out in General Policy 2, Strategic Policy 1, and Strategic Policy 12 of the Isle of Man Strategic Plan 2016.
Plans/Drawings/Information;
This approval relates to the Location Plan, Site Plan, Supporting Information, Existing Floor Plan, and Proposed Floor Plan, all date stamped and received 19 January 2022.
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Interested Person Status - Additional Persons
None __
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Officer’s Report
1.0 THE SITE 1.1 The application site is the curtilage of 2 Bridge Street, Peel which is a three storey property situated on the corner of Bridge Street and Christian Street. The property does not have access to onsite parking arrangements, but the site is situated about 200m away from the Boilley Spittal Car Park.
1.2 The property is not within the Peel town centre, although the ground floor, first and second floors are in commercial use.
2.0 THE PROPOSAL 2.1 The application seeks planning approval for Change of use of first and second floor from retail to residential use with associated works. No external works are proposed as part of this application.
2.2 The new residential unit would have a lounge, kitchen, dining and toilet on the first floor, while the second floor would accommodate three bedrooms with ensuite. The basement and ground floor would be retained for commercial use.
3.0 PLANNING POLICIES 3.1 The application site is in an area zoned as "Mixed Use" identified on the Peel Local Plan 1989, and the site is also within the Peel Conservation Area. Given the nature of the application it is appropriate to consider the following policies of the Strategic Plan:
3.2 General Policy 2: 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: b) Respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them; c) Does not affect adversely the character of the surrounding landscape or townscape; 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 unacceptable effect on road safety or traffic flows on the local highways; j) Can be provided with all necessary services;
3.3 Environment Policy 35 "Within Conservation Areas, the Department will permit only development which would preserve or enhance the character or appearance of the Area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development".
3.4 Strategic Policy 1: Development should make the best use of resources by: (a) optimising the use of previously developed land, redundant buildings, unused and under- used land and buildings, and reusing scarce indigenous building materials; (b) ensuring efficient use of sites, taking into account the needs for access, landscaping, open space(1) and amenity standards; and (c) being located so as to utilise existing and planned infrastructure, facilities and services.
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3.5 Transport Policy 1 of the Isle of Man Strategic Plan 2016 states, "New development should, where possible, be located close to existing public transport facilities and routes, including pedestrian, cycle and rail routes."
3.6 Transport policy 7 of the Isle of Man Strategic Plan states "The Department will require that in all new development, parking provision must be in accordance with the Department's current standards."
3.7 Whilst the scheme would not result in the creation of flats, the general basis of Housing Policy 17 and Strategic Policy 12 should be taken into account.
3.7.1 Housing Policy 17 of the Isle of Man Strategic Plan 2016 states: "The conversion of buildings into flats will generally be permitted in residential areas provided that: (a) adequate space can be provided for clothes-drying, refuse storage, general amenity, and, if practical, car-parking; (b) the flats created will have a pleasant clear outlook, particularly from the principal rooms and (c) if possible, this involves the creation of parking on site or as part of an overall traffic management strategy for the area.
3.7.2 Strategic Policy 12: Favourable consideration will generally be given to proposals for improving the quality and condition of the existing housing stock and for the creation of flats by conversion of redundant boarding houses, and vacant or under-used space above commercial premises subject to compliance with detailed standards (see section 8.13).
4.0 OTHER MATERIAL CONSIDERATIONS 4.1 TOWN AND COUNTRY PLANNING ACT 1999 "S18 Designation of conservation areas (4) Where any area is for the time being a conservation area, special attention shall be paid to the desirability of preserving or enhancing its character or appearance in the exercise, with respect to any buildings or other land in the area, of any powers under this Act".
4.2 PLANNING POLICY STATEMENT 1/01 4.2.1 "POLICY CA/2 SPECIAL PLANNING CONSIDERATIONS When considering proposals for the possible development of any land or buildings which fall within the conservation area, the impact of such proposals upon the special character of the area, will be a material consideration when assessing the application".
4.2.2 "POLICY CA/4 PROPOSALS FOR PRESERVATION AND ENHANCEMENT It is important that designation is not seen as an end in itself, but that there be an opportunity for the designation to be considered in a wider context, such as that of an area plan. It is this overview which will basically determine the long term validity and prosperity of the conservation area. For example, proposals and policies contained within an area plan may take the opportunity to improve matters such as traffic congestion in and around a conservation area by traffic management and improvement, the provision of off-street parking and the introduction of some pedestrian or bicycle priority ways. The plan will also prescribe the use of land and buildings within the conservation area and beyond and may indicate opportunities for enhancement by restoration and re-use, or if appropriate, for replacement of elements within the conservation area which detract from the special character of the area".
5.0 PLANNING HISTORY 5.1 The application site has been the subject of a number of previous planning applications which are not considered to be materially relevant to the current application.
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5.2 PA 86/00240/B for Internal alterations to convert premises into a take-away food shop, Carlton House, 2 Bridge Street, Peel - approved.
5.3 PA 86/01078/B for Internal alterations and part change of use to add cafe, Viking Sandwiches, 2 Bridge Street, Peel - approved.
5.4 PA 05/00909/C for Change of use of music shop to event hire showroom and office, Carlton House - approved.
5.5 PA 17/01012/C for Change of use of existing apartment on upper floors to Hair/Beauty Salon as an extension of existing ground floor salon - approved. This is application enabled the conversion of the entire building into commercial use which the current application now seeks to modify.
6.0 REPRESENTATIONS Copies of representations received can be viewed on the government's website. This report contains summaries only.
6.1 The Department of Infrastructure (DOI) Highways Division have indicated that they 'Do not oppose' in a letter dated 3 March 2022. They, however, advise that the applicant consider the provision of bicycle parking if space permits.
6.2 Peel Town Commissioners have not made any written representations on the application although they were consulted on 22 February 2022.
6.3 No comments have been received from neighbouring properties.
7.0 ASSESSMENT 7.1 The fundamental issues to consider in the assessment and determination of this planning application are; i. The acceptability of the principle of the proposed change of use; ii. impact of the proposal on the living conditions of the immediate neighbours; iii. The adequacy of amenity provisions for future occupants iv. Impacts on the character or appearance of the Conservation area.
7.2 The Principle 7.2.1 In assessing the acceptability of the principle of the proposed development, it is noted that the site is within a mixed use area where commercial and residential uses coexist. Given the designation of the property and the fact that Bridge Street and the surrounding streets have a significantly high residential component, it is not considered that the proposed change of use of the retail unit to create a residential unit (which was its original use) would be at variance with the assigned use within the Local Plan, minding the unit was only converted to retail use in 2017 under PA 17/01012/C. Whilst the proposed change of use would result in the loss of a retail unit, this is not considered to be at variance with extant policies given that Strategic Policy 12 clearly supports the creation of flats by conversion of under-used spaces above commercial premises; a condition the proposed scheme would meet given that the change would only affect the first and second floors which are over the commercial space on the ground floor.
7.2.2 As well, the location of the property within close proximity to the town centre where there is a broad range of services and facilities (such as local shops, general retail uses, bus stops, taxi stops, play areas), offered to cater for the mixed character of the area which integrates commercial, residential and cultural elements, would ensure that the new residential use fits seamlessly within the locality. Based on the foregoing, it is considered that the principle of converting the retail unit to residential use is acceptable and complies with Strategic Policy 12 and Strategic Policy 1 (a & c).
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7.3 Impact on Neighbours 7.3.1 With regard to impacts on neighbours, it is considered that in proposals such as these, concern can lie with the potential to cause disruptions to the immediate and adjoining neighbouring properties. In terms of differentiating a retail use from residential it is often difficult to define how each would behave. Generally work hours for commercial uses are between the times of 9am to 5pm with the occasional retail working out of these hours due to the service they provide. Retail uses are generally quiet with the potential to not be disruptive, although it should be noted that Hair/Beauty Salons tend to work into later hours due to the services they offer. When a property is someone's home they have the potential to be home more, could invite friends or family around and have parties which have the potential to be noisy. In general the majority of people tend to behave well and raise no concerns, although there will always be a percentage that may not behave. This increased potential for increased use of the property with its associated disturbances, is, however, not considered to pose significant concerns as a greater proportion of the properties around this part of Peel are residential properties, with these issues highlighted an established component of life within the locality. Thus, it is considered that this element of the scheme would broadly comply with the requirements of General Policy 2 (g).
7.4 Amenity for future occupants 7.4.1 In terms of the property providing suitable amenity standards for the future occupants, it is noted that all the primary habitable rooms are positioned on the part of the building where they are afforded views out with adequate amount of space within each apartment suitable for the required number of occupants. Granting the kitchen would not have windows offering any outlook or direct sunlight, this kitchen forms an open plan area with the dining which benefits from a clear and pleasant outlook over the street, with sufficient light afforded this space. The property is also situated at such a point along the street (at the junction) where other adjacent buildings would not obstruct the sunlight reaching the principal habitable rooms.
7.4.2 Being situated within the town centre, there is no outdoor amenity spaces provided. However there is ease of level access to good public open space and facilities that would provide a degree of respite from the activity in the area, namely the Peel Castle, St. German's Cathedral (which is a Registered Building - RB 204), the Bowling Green Café, Peel Beach, Castle Street gardens, and the Peel Marina, all offering a varied range of activities to support new occupants. Additionally, the new residential unit would benefit from the existing bin storage provision which the property has benefitted from whilst it functioned as a residential unit or after its change to retail use.
7.4.3 In terms of highway safety impacts, as it relates to parking provisions, it is noted that the property does not have access to any private parking areas. Albeit, the property is within close proximity to a public transport corridor, with future occupants afforded easy access to public transport options to various parts of the Island. It is also considered that the Philip Christian Centre Car Park is only 17.3m away, while the Boilley Spittal car park is only about 200m away should car parking be required. As such, it is considered that the proposed complies with the provisions within the strategic plan in Appendix 7, which allows for a relaxed standard with regard to development within a reasonable distance of an existing or proposed bus route, and where it can be demonstrated a reduced level of parking will not result in unacceptable on street parking in the locality, such as the application site. It is also considered that there are local services and employment opportunities within close proximity to the property to encourage pedestrian movement amongst the above. Moreover, DOI Highways has stated that they do not oppose the application which indicates that there are no adverse highway safety impacts.
7.4.4 Given the above, it is considered that the amenity space provisions are adequate for the property, and the proposal accords with GP2 (b, c, & h) and Strategic Policy 1.
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7.5 Impact on Conservation Area 7.5.1 With regard to possible impacts on the character or appearance of the Conservation area, it is noted that the proposal involves no physical changes to the building and as such there would be no visual impacts from the proposal. As such, it is considered that the scheme would have a neutral impact on the character and appearance of the dwelling and in turn the broader Conservation Area; complying with EP35 of the Strategic Plan and PPS 1/01.
8.0 CONCLUSION 8.1 For the above reasons it is considered that the application is considered acceptable and in accordance with the standards towards development set out in General Policy 2, Strategic Policy 1, and Strategic Policy 12 of the Strategic Plan.
9.0 INTERESTED PERSON STATUS 9.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons: (a) the applicant (including an agent acting on their behalf); (b) any Government Department that has made written representations that the Department considers material; (c) the Highways Division of the Department of Infrastructure; (d) Manx National Heritage where it has made written representations that the Department considers material; (e) Manx Utilities where it has made written representations that the Department considers material; (f) the local authority in whose district the land the subject of the application is situated; and (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material.
9.2 The decision maker must determine: o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and o whether there are other persons to those listed above who should be given Interested Person Status __
I can confirm that this decision has been made by a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status.
Decision Made : Permitted
Date: 25.04.2022
Determining officer
Signed : J SINGLETON
Jason Singleton
Principal Planner
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