**Document:** Officer Planning Report Recommendations **Application:** 08/00186/B — Refurbishment and conversion of Viking Longhouse and erection of a new building to form a development of 20 apartments and commercial units (Comprising amendments to previously approved PA's 05/01363B,05/92428B, 06/02152B, 06/02215B & 0701409B) **Decision:** Permitted **Decision Date:** 2008-07-04 **Parish:** German **Document Type:** report / officer_report **Source:** https://planningportal.im/a/84938-german-quirks-coalyard-smithy-conversion-dwelling/documents/1158114 --- # Officer Planning Report Recommendations **Application No.:** 08/00186/B **Applicant:** Street Heritage Ltd **Proposal:** Refurbishment and conversion of Viking Longhouse and erection of a new building to form a development of 20 apartments and commercial units (Comprising amendments to previously approved PA's 05/01363B,05/92428B, 06/02152B, 06/02215B \& 0701409B) **Site Address:** Quirks Coal Yard, Smithy Site, Viking Longhouse East Quay Peel Isle Of Man IMS 1AR ### Considerations Case Officer: Mr Steve Stanley **Expected Decision Level:** Planning Committee ### Written Representations ### Consultations Consultee : Highways Division Notes: Do not oppose Consultee : Peel Town Commissioners Notes: No objection Consultee : Estates And Housing Directorate Notes: Affordable memo sent 12.02.08 Consultee : Chief Fire Officer Notes: Note received Consultee : IOM Water Authority Notes : Consultee : T M Crookall MHK Notes : Consultee : The Architects (DOLGE) Notes: No affordable housing element. ## Officer's Report ### The Site The application site represents the curtilage of Quirk's Coal Yard, the Smithy site and the Viking Longhouse, East Quay, Peel. The site sits approximately half way along the quayside, occupying a prominent position. St Peter's Lane runs to the east of the site. The site has been the subject of several planning applications relating to redevelopment to include the construction of an apartment block, refurbishment of the Viking Longhouse and Harbour View along with associated car parking. A number of these applications have consisted of amendments to the originally approved development scheme. ### Planning Status The application site is located within an area identified as being "Mixed Use" by the Peel Local Plan (Planning Circular 6/89). The site is also situated within the Peel Conservation Area. Within the adopted Isle of Man Strategic Plan, the following policies are considered relevant to the assessment and determination of this application: General Policy 2, which states: "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: - (a) is in accordance with the design brief in the Area Plan where there is such a brief; - (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; - (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses; - (e) does not affect adversely public views of the sea; - (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks; - (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; - (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan; (1) 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; and - (n) is designed having due regard to best practice in reducing energy consumption." Environmental Policy 35, which states: "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." Transport Policy 7, which states: "The Department will require that in all new development, parking provision must be in accordance with the Department's current standards." PLANNING HISTORY 25 June 2008 08/00186/B As stated earlier in this report, there have been a number of planning applications relating to this site the following of which considered specifically relevant in the assessment and determination of this application: PA 05/01363/B proposed the demolition of Quirks Coal Yard, Smithy building, rear extension to Harbour View and single garage, entrance porch to Harbour View, the proposed refurbishment of the Viking Longhouse and harbour View and the construction of an apartment building to provide 25 apartments and 3 commercial units. The proposed scheme included associated parking. The application was permitted 28th September 2005. PA 06/01029/B represented a resubmission of PA 05/01363/B and included provision of parking and access steps to St Peter's Lane and alterations to the garden boundary. This was permitted 27th October 2006. PA 06/02152/B sought planning permission to combine units 2 and 3 into one unit along with the creation of a window on the south elevation of the Viking Longhouse. This was permitted 19th February 2007. PA 06/02215/B proposed alterations to the roof of the Viking Longhouse including the installation of additional roof lights. This was permitted 23rd March 2007. PA 07/00924/B sought planning approval for alterations and the creation of a dormer to unit 4 and conservatories to units 23 and 24 . This was refused. PA 07/01409/B sought planning approval for the combination of six 2 bedroom apartments to make three 3 bedroom apartments, relocation of parking spaces, the installation of a staircase in the Net Loft and amendments to the Viking Longhouse conservatory. This was permitted 24th December 2007. PA 07/02034/B sought planning approval for alterations and the erection of an extension to the rear elevation. This was permitted 11th January 2008. ## The Proposal This application seeks approval for amendments to the previously approved scheme. Specifically the application proposes the combination of units 19, 22 and 24 to form a single maisonette along with internal and external alterations to the buildings. Internally the parking spaces contained within the new building would be re-numbered in response to the reduction in the number of apartments. Steps from the parking area to St Peter's Lane would be added and a workshop area would be created to be allocated to the previously approved combined apartments 5 and 8. Externally, several balconies would be altered and there would be an additional balcony added to the side of the Longhouse and to the side of the new building. The conservatory would be removed and replaced with natural slates and the roof lights to the eastern elevation of the newly constructed apartment block would be altered. A small roof terrace would be added in place of part of the conservatory area. ### Representations The Department of Transport Highways Division has indicated no objection to this proposal subject to a condition relating to parking provision. Peel Town Commissioners recommend that this application be approved. The Department of Local Government and the Environment Estates and Housing Directorate has commented on this application in relation to affordable housing provision. The Isle of Man Fire and Rescue Service has commented on this application in relation to Building Control issues. The Isle of Man Water Authority has commented on this application in relation to Building Control issues. Mr T Crookall MHK has expressed an interest in this application. ## Assessment The main issues to be considered in the assessment of this application are the impact upon the Conservation Area setting, impacts upon residential amenity, impacts upon access and parking and affordable housing requirements. These issues must be assessed against the backdrop of relevant planning policies. There are many minor alterations from previous applications proposed. It is considered necessary to discuss these in turn with the aid of annotated plans which are available within the application file. The removal of the conservatory previously proposed and approved to the rear of the roof of the new building is considered to be an improvement. It is proposed instead to use natural slate in this section of the roof which, it is considered would result in an improved appearance to the roof. There are alterations to the rooflights previously approved in the new building. More rooflights would be added to the south side of the roof whilst there would be larger rooflights added to the northern side. The approved terrace located on the south side of the roof would be made smaller. It is considered that on balance the proposed alterations are acceptable. Whilst being larger and perhaps more contemporary in terms of design, the rooflights would be flush with the roof and would also match with previously approved roof lights elsewhere on buildings within the site. The balcony alterations consist of the addition of a balcony to the side elevation of the Viking Longhouse, alterations to the rear elevation with a revised fenestration and the addition of two balconies. A further balcony would be added to the side elevation of the new apartment block The additional balcony proposed to be installed to the side of the Longhouse would be set towards the rear of the building and as such would not be a prominent feature. Whilst this feature does not enhance the building, given its position and the associated impact of the balcony, it is considered that the addition is acceptable. The other additional balconies would be situated to the rear of the building and as such would not, it is considered, detract from the form or character of the development. Overall it is concluded that the proposed external works would comply with the requirements of Environmental Policy 35 and would preserve the character and appearance of the Conservation Area. The combination of three apartments to form a single unit raises concerns relating to affordable housing provision which is a requirement as set out within the adopted Strategic Plan 2007. This is embodied within Housing Policy 5 of the Strategic Plan, which states: "In granting planning permission on land zoned for residential development or in predominantly residential areas the Department will normally require that of provision should be made up of affordable housing. This policy will apply to developments of 8 dwellings or more." The original planning application approved in 2005 did not require a provision for affordable housing to be included as part of the overall residential development. The Estates and Housing Directorate has confirmed that as this application proposes an amendment to the original 2005 applications, the provision would not be applied. It is therefore considered that in respect of affordable housing, the combination of three apartments to form a single unit is acceptable in this case. This has been further confirmed by previously approved applications which proposed such combinations of apartments forming part of this scheme. The resulting development would provide a total of twenty apartments ( 5 less than originally approved) of which four would be 3 bedroom, fourteen would be 2 bedroom apartments and two would be 1 bedroom apartments. The internal alterations proposed must be assessed in terms of impact upon residential amenity and specifically against the requirements contained within General Policy 2 of the Strategic Plan. It is considered that part (h), which requires new development to provide "satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space." is particularly applicable to this proposal given the proposed alterations to the parking area. The Department of Transport Highways Division requires by condition that the development must provide one off-street parking space for each one/two bedroom apartment and two off-street parking spaces for each apartment with three bedrooms or more. The submitted plans show that there would be a total of 30 car parking spaces provided ( 1 allocated to 7 St Peter's Lane). The apartments would create a demand for 23 car parking spaces using the Department of Transport Highways Division's requirement. As such there would be 6 "surplus" car parking spaces which are shown on the plans as being allocated to various 2 bedroom apartments. It is considered that the proposed parking allocation accords with the Department of Transport Highways Division's condition. The parking area incorporates a refuse area which has been reduced in size slightly compared to previously approved applications, although this is in line with the overall reduction in the number of apartments. It is considered that the bin storage facilities would be adequate to serve the development. The combination of three apartments to create one apartment would result in a single large living space and it is considered that the associated level of amenity would be acceptable. It is concluded that the proposed development would provide acceptable standards of residential amenity and as such would accord with the requirements of General Policy 2. One issue to note is the apparent departure from the previously approved scheme(s) that has taken place on site in terms of the lantern light constructed on the apartment block. This application does not include this feature, instead reiterating the design previously approved. The applicant's agent has been contacted in relation to this and advised that a separate application must be submitted for this. ## Conservation Officer'S Supplementary Report: I have considered the content of the application with particular consideration to POLICY CA/2 SPECIAL PLANNING CONSIDERATIONS as set out within Planning Policy Statement 1/01. I concur with the Planning Officer's findings that the external alterations are minimal in terms of their impact on the character of the Peel Conservation Area and are therefore acceptable. I note specifically the reference to the lantern which is not part of this application. ### Recommendation It is recommended that the application be permitted. ### Party Status It is considered that the following parties, who submitted comments, accord with the requirements of Planning Circular 1/06 and are therefore, afforded Interested Party Status: The Department of Transport Highways Division. Peel Town Commissioners. Accordingly the following parties are not granted Interested Party Status: The Isle of Man Fire and Rescue Service which has commented on this application in relation to Building Control issues. The Isle of Man Water Authority which has commented on this application in relation to Building Control issues. ## Recommendation Recommended Decision: Permitted Date of Recommendation: 11.06.2008 ### Conditions and Notes for Approval / Reasons and Notes for Refusal C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal - : Notes attached to refusals 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 the amendments consisting of the combination of three apartments to create 1 apartment and internal and external alterations as shown the plans and information Location Plan, 3035, 304R, 305M, 306P, 307S, 308M, 309K, 310L, 311F, 312E, 315 and 316 submitted and date stamped 1st February 2008. C 3. One off street parking space shall be provided for each one/two bedroom apartment and two off street parking spaces shall be provided for each apartment with three or more bedrooms. The parking spaces must be allocated to each apartment and retained as such thereafter. Decision Made : Appraised Committee Meeting Date : 31.7.19008 --- *Data sourced from the Isle of Man public planning register under the [Isle of Man Open Government Licence](https://www.gov.im/about-this-site/open-government-licence/).* *Canonical page: https://planningportal.im/a/84938-german-quirks-coalyard-smithy-conversion-dwelling/documents/1158114*