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                                      22/00938/C                                     Page  1  of  6

PLANNING OFFICER REPORT AND RECOMMENDATION

Application No. : 22/00938/C Applicant : Mrs Catherine Craine Proposal : Change of use of office space (class 2.1) to a residential flat (class 3.4) Site Address : 1 Royal Drive Onchan Isle Of Man IM3 1EY

Planning Officer: Mr Paul Visigah Photo Taken : Site Visit : 24.08.2022 Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 19.01.2023 __

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 to accord with General Policy 2 and Transport Policy 7 of the Isle of Man Strategic Plan, and the land use designation within the Area Plan for the East.

Plans/Drawings/Information;

This approval relates to the submitted documents and drawings date stamped and received on 19 July 2022, and to the submitted documents and drawings date stamped and received on 13 December 2022.

__

Interested Person Status - Additional Persons

None __

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Officer’s Report

1.0 THE SITE 1.1 The site represents the residential curtilage of 1 Royal Drive, Onchan, which is part of a row of two storey terraced properties (end terrace), which is located on a corner plot, and at the junction between Royal Drive and Royal Avenue.

1.2 The application site backs onto the side of 3 Royal Drive with its flat roof garage offering a visual break between both dwellings. To the rear of the property is a service lane which gives access to the rear yards of Nos. 48, 50 and 52 Royal Avenue, as well as No. 3 Royal Drive.

1.3 The ground floor office accommodation which is the subject of the application is a large open plan unit with a WC and enclosed access that is assessed via the main entrance which also serves the flats within the property.

2.0 PROPOSAL 2.1 The proposal seeks approval for the change of use of office space (class 2.1) to a residential flat (class 3.4). This open plan office space would be internally altered to create a studio apartment having bedroom and kitchen, with the existing WC converted to a bathroom. There would be no external alterations to the property.

2.2 The applicants have indicated on the application form that the total floor area is 22.5sqm. The unit does not have access to parking.

3.0 PLANNING POLICY 3.1 The application site is within an area of 'Predominately Residential' on the Area Plan for the East (Map 6 - Onchan), and the site is not within the Onchan Conservation Area. The site is also not prone to flood risks.

3.2 Due to the zoning of the site, and the nature of the proposed development, the following parts of the Strategic Plan are considered relevant in the assessment of the application:

3.3 General Policy 2 (In part):

"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; (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding; (m) takes account of community and personal safety and security in the design of buildings and the spaces around them

3.4 Strategic Policy 2 (In part): New development will be located primarily within our existing towns and villages, or, where appropriate, in sustainable urban extensions of these towns and villages.

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3.5 Strategic Policy 10: New development should be located and designed such as to promote a more integrated transport network with the aim to: (a) minimise journeys, especially by private car; (b) make best use of public transport; (c) not adversely affect highway safety for all users, and (d) encourage pedestrian movement

3.6 Housing Policy 4 (In part): New housing will be located primarily within our existing towns and villages, or, where appropriate, in sustainable urban extensions of these towns and villages where identified in adopted Area Plans.

3.7 Housing Policy 17: 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.

3.8 Transport Policy 1: New development should, where possible, be located close to existing public transport facilities and routes, including pedestrian, cycle and rail routes.

3.9 Transport Policy 7: "The Department will require that in all new development, parking provision must be in accordance with the Department's current standards."

3.9.1 A.7.1 Residential: 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.

3.9.2 A.7.6 Parking Standards o Typical residential dwelling should have "1 space for 1 bedroom; 2 spaces for 2 or more bedrooms". o These standards may be relaxed where development: (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.

4.0 PLANNING HISTORY 4.1 The site has been the subject of two previous planning application which are considered relevant to the current application.

4.2 PA 87/00116/A for Approval in principle to convert premises into 4 permanent flats - Approved.

4.3 PA 87/00752/B for Conversion of house to 5 permanent flats - Approved. The office which is the subject of the current application was designated as a flat administration office under this application and approved as part of the scheme. Approval was granted by the Planning Committee on 19 June 1987.

5.0 REPRESENTATIONS

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Copies of representations received can be viewed on the government's website. This report contains summaries only.

5.1 Representation from the Department of Infrastructure (DOI) Highways Division confirms that they 'Do not oppose' in a letter dated 29 July 2022/16 December 2022. They also note that they find the application to have no significant negative impact upon highway safety, network functionality and /or parking. They advise the applicant to consider installing cycle parking storage.

5.2 Onchan Commissioners have recommended that the planning application be approved for planning purposes only (8 August 2022).

53 No comments have been received from neighbouring properties.

6.0 ASSESSMENT 6.1 The key issues to consider with this application are: a. The principle (GP2, HP 4, STP 2, HP 17); b. character and appearance (GP 2); c. Impact on neighbouring amenity (GP 2); d. Suitability for future occupants (GP 2 & HP 17); e. Parking and Highway Safety (STP 10, TP 1 and TP 7).

6.2 The Principle 6.2.1 I assessing the principle of the proposed residential development, it is considered that the application site is located within an area zoned as predominantly residential use on the Area Plan. As such the principle of the proposed conversion from office to studio apartment would be in accordance with General Policy 2. Likewise, the broader site area is used predominantly as flats, thus the conversion of the ground floor office space to a residential flat would not be seen as incompatible with the residential use of the application site and the dominant residential use of the locality, and would be read in compliance with GP2 (b & c).

6.2.2 Therefore, the proposed residential development is deemed acceptable in regards to principle. However, this is not an automatic reason to allow development as further material planning matters as indicated above need to be considered.

6.3 Character and Appearance 6.3.1 In terms of the impacts of the proposal on the character and appearance of the dwelling, street scene and locality, it is considered that there would not no external alterations to the property. As such, there would be no impacts in this regard.

6.4 Impacts on Neighbouring Amenity 6.4.1 In terms of potential impacts on neighbours, it is considered that the scheme as proposed does not introduce new fenestrations that would overlook neighbouring properties. Therefore, it is considered that there would be no adverse impacts on the neighbouring dwellings resulting from the scheme, with regard to privacy concerns.

6.4.2 With regard to potential for disturbance resulting from the change of use, 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.

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6.4.3 It is also vital to note that the proposed residential use is for a studio apartment with a single occupancy. As such, the potential for its use to cause disturbance for neighbours is considerably low, given the low occupancy level and the limited space available to host a large number of people.

6.4.4 Given the above, it is not considered that the change of use from office to residential flat would result in significant adverse impacts on neighbours.

6.5 Suitability for future occupants 6.5.1 In assessing the suitability of the living space for future occupants, it is considered that no designated outdoor amenity space have been indicated to be available to the occupants of the new apartment. However, the broader site area has a large area of garden space enclosed by high hedges which should provide some outdoor amenity space for the occupants of the new apartment, as the existing occupants of the other flat within the broader site area.

6.5.2 Equally, the property is situated within a very short walk to public amenity spaces such as the Port Jack Glen, the Onchan Park, Jubilee Sensory Garden, and the Douglas Promenade and bay. Thus, this element of the proposal is considered to be acceptable.

6.5.3 In terms of internal space provisions, the apartment would be self-contained and would have spaces that would be sufficient for a single occupancy as the space would have a bedroom, bathroom, and kitchen which could also serve as the diner, house washing machine and dryer and provide storage. Additionally, the bin storage provision which serves the existing residential flats on the site would be accessible for use by the occupants of the new apartment.

6.6 Parking and Highway Safety 6.6.1 In terms of meeting the requirements of Transport Policy 7, it is considered that the new apartment would not have access to parking provision. However, the property sits on a public transport corridor and as such any demand for parking would be diminished by the option of reachable bus transport. It is also vital to note that Appendix 7 of the Strategic Plan makes it clear that the Department would consider reducing this requirement should certain conditions be met, and it is considered that the proposal would satisfy the stipulated conditions.

7.0 CONCLUSION 7.1 For these reasons, the proposal is considered to comply with the relevant polices of the Strategic Plan and therefore recommended for an approval.

8.0 INTEREST PERSON STATUS 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 which 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:

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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: 02.02.2023

Determining officer Signed : C BALMER

Chris Balmer

Principal Planner

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