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22/00495/B Page 1 of 5
PLANNING OFFICER REPORT AND RECOMMENDATION
Application No. : 22/00495/B Applicant : Heston (Middle East) Limited Proposal : Alterations, erection of a 2nd floor extension, re-roofing works, installation of four dormer windows, replacement windows and an electric vehicle charge point and provision of split level apartment and kitchen to upper floors for employee use Site Address : Westmoreland House 32 Circular Road Douglas Isle Of Man IM1 1AE
Planning Officer: Mrs Vanessa Porter Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 28.07.2022 __
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 proposed alterations, extensions and apartment to the upper floors are considered not to conflict with Strategic Policy 2, 10, General Policy 2 and Housing Policy 4 while according with the provisions set out in Housing Policy 14 and Transport Policy 7 of the Isle of Man Strategic Plan 2016 by providing suitable amenity standards.
Plans/Drawings/Information;
This decision relates to the following plans and drawings, date stamped received on 21th April 2022; o Drawing No. 001 o Drawing No. 100 o Drawing No. 300
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This decision also relates to drawing no. 200 Rev A, dated 27th August 2022.
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Interested Person Status - Additional Persons
None __
Officer’s Report
THE APPLICATION SITE
1.1 The application site is within the curtilage of Westmoreland House, 32 Circular Road, Douglas which is a three storey office block situated the West of the Circular Road, Upper Church Street, Westmoreland Road, cross roads.
THE PROPOSAL
2.1 The current planning application seeks approval for several things including but not limited to;
PLANNING HISTORY
3.1 The previous applications are not relevant in the assessment of this application.
PLANNING POLICY
4.1 The site lies within an area zoned as Mixed Use on the Area Plan for the East, Map 5 - Douglas Central. The property is not within a Conservation Area or a Flood Risk Zone.
4.2 Given the nature of the residential property and the land designation, the following Strategic Policies are applicable;
REPRESENTATIONS
5.1 The following representations can be found in full online, below is a short summery;
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5.2 Highway Services have considered the proposal and oppose on the basis that the vehicular access to the parking area does not have correct access provision and would create a road safety risk to pedestrian and other road users. (27.05.22)
5.3 Douglas Corporation have considered the proposal and state they have no objection. (27.07.22)
ASSESSMENT
6.1 The main issues to consider in the assessment of this planning application are:
6.2 CHARACTER AND APPEARANCE
6.2.1 Firstly turning towards the alterations upon the site with the creation of the second floor extension and the raising of the roof with the addition of dormers.
6.2.2 The proposed above alterations and extensions, will be noticeable from the main public vantage points due to the properties location within the overall streetscene, whilst this is the case, the proposed alterations and extensions will not be increasing the overall impact of the site upon the streetscene and as such are deemed acceptable.
6.3 NEIGHBOURING AMENITY
6.3.1 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 an office from residential it is often difficult to define how each would behave. Generally office hours are between the times of 9am to 5pm with the occasional office working out of these hours due to the service they provide. Offices are generally quiet with the potential to not be disruptive. 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.
6.3.2 Whilst this application is noticeably different in that there are to be offices to the ground floor, first floor and part of the second floor with the apartment being partly on the second floor and attic plan. Due to the only access for the apartment being from the main offices, it would be in the best interest of the office and apartment to take into account each other's use. The agent on behalf of the applicant has stated that the apartment to the upper floors will only be used by the owner when they are on Island and need a base, which would be an acceptable use for the apartment due to the reasoning above.
6.3.3 When looking at whether the upper floor apartment would provide suitable amenity standards, the proposal does not provide any details of a garden area or outdoor amenity space. The property provides a suitable standard of space internally and given its location within a town centre and with the property being in close walking distance to Douglas Promenade which has suitable garden area with regards to the Villa Marina and the beach, the lack of garden space which is a common feature among residential properties within the town centre would not be significant enough to warrant a reason for refusal.
6.3.4 Another aspect of the amenity would be whether the proposal has a clear pleasant outlook from the main principal rooms. The Lounge and the two bedrooms above would have a
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clear view outside the property, whilst the view is of the office block directly across the way, it is a likely view to be had within a town centre. The property is situated at such a point along the street that the large office building to the front does not obstruct the sunlight available. As such it is considered that the views from the principal rooms, lounge and main bedrooms would have a pleasant outlook and all other rooms would have windows to provide natural light.
6.3.5 It is considered that the conversion of the building to provide an apartment to the upper floors would provide in most regards adequate living conditions and as such is considered acceptable in this regard.
6.3.6 Turning towards the proposed window within the kitchen part of the office, whilst there is less than 20m from the proposed window to the properties across the office, due to the already existing windows within the site and the overall streetscene, the proposed window is not deemed to increase perceived or actual overlooking above and beyond what would be accepted in a site such as this.
6.4 HIGHWAY SAFETY
6.4.1 Transport Policy 7 of the Isle of Man Strategic Plan states that with any new development the parking provisions must be in accordance with the Departments current standards which would be 1 space per 50sq m for the office space and 2 parking spaces for the apartment to the upper floors.
6.4.2 Within the information provided for the application there is proposed a EV charging point to the front elevation of the site with the application form stating there are two spaces available within the curtilage of the site which has brought about an objection from Highway Services on the basis of Highway Safety, due to the location of the site on a cross roads and the ingress and egress from the site which can bring about a Highway Safety issue.
6.4.3 There is no doubt that there is a highway safety issue with the parking on the site but from a Planning point of view, the parking was approved under the existing drawings on PA96/00369/B, which showed one space to the front of the site and one to the side of the site. As such, if any issues arise from a Highway Safety point of view it would be best for DOI Highway Services to deal with it under their legislation.
6.4.4 Turning towards the parking standards and whether there is enough parking. The site has historically been used as an office and whilst the parking on site is not acceptable enough with regards to Transport Policy 7, the agents on behalf of the applicant have stated that the owners of the site are looking into parking provisions for the staff members and that the parking on site will only be used occasionally by the owner when they are staying on site.
6.4.5 It is accepted that the site is situated within the main Douglas centre as such there is enough parking available surrounding the site, via a car park to the rear, on street parking surrounding the site and also from the many car parks which are a short walk away. There is also a bus stop very close to the site which is a main route and two bike storage bays shown within the site. As such on this basis the car parking for the application can be relaxed.
CONCLUSION
7.1 For the above reasons the proposal does not conflict with Strategic Policy 2, 10, General Policy 2 and Housing Policy 4 while according with the provisions set out in Housing Policy 14 and Transport Policy 7 of the Isle of Man Strategic Plan 2016.
INTERESTED PERSON STATUS
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8.1 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.
8.2 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: 29.07.2022
Determining officer
Signed : C BALMER
Chris Balmer
Principal Planner
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