**Document:** Planning Officer Report Recommendations **Application:** 12/01335/B — Conversion of basement into additional office accommodation **Decision:** Permitted **Decision Date:** 2012-11-06 **Parish:** Lonan **Document Type:** report / officer_report **Source:** https://planningportal.im/a/3434-lonan-the-house-of-conversion/documents/1170740 --- # Planning Officer Report Recommendations Case Officer: Mr A Holmes Photo Taken: Site Visit: Expected Decision Level: Officer Delegation ### Officer's Report #### The Application Site 1. The application site is the curtilage of a property known as The House of Sizers (Former Laxey Pipe Factory), Tent Road, Laxey. The building is detached and sits on the corner of Tent Road and Laxey Promenade. #### The Proposal 2. The proposal comprises the change of use of the basement of the building to provide additional office space. The application form sets out that the proposal would not involve any external changes to the building and that all existing means of escape are to be maintained, including disabled access. 3. It is stated by within the submission that whilst the planning approval to convert the building into offices included the use of the basement as a car park this is not practical in reality. As a result the basement is not used for parking. #### Planning History 4. The application site has been the subject of a number of previous planning applications, two of which are considered specifically material to the assessment of this current planning application: 5. Planning application 06/01389/B sought planning approval for the refurbishment of the building to form office, including external alterations to building and the provision of ancillary accommodation to be used in association with office use. This previous planning application was approved and subsequently implemented. 6. Planning application 06/02096/B sought planning approval for the refurbishment and alteration of the building. This previous planning application was approved and is understood to have been implemented. #### Planning Policy 7. In terms of local plan policy, the application site is located within a wider area designated as being predominantly residential use under the Laxey and Lonan Area Plan Order 2005. 8. The application site is located within a Conservation Area. 9. The Laxey and Lonan Area Plan Order 2005 contains three policies that are considered specifically material to the assessment of this current planning application. [Table omitted in markdown export] 10. Policy L/CRB/PR/4 states: "Where an area is designated as a Conservation Area, special attention must be paid during the consideration of all planning applications within the area, to the desirability of preserving or enhancing its character or appearance in accordance with The Town and Country Planning Act 1991 (12.(4)." 11. Policy L/CP/PR/1 states: "In the interests of conserving the traditional character and appearance of the area the Department will adopt a flexible approach to the requirement for car parking in association with existing property inasmuch as where it is possible to provide car parking for the use of the building concerned the Department will expect the provision of parking for residents in the case of residential property and staff and customers in the case of commercial property. However, where the provision of car parking would be detrimental to the appearance or character of the area, car parking standards may be relaxed." 12. Policy L/CP/PR/3 states: "Notwithstanding 9.5 above (Policy L/CP/PR/1), the Department will require the provision of adequate car parking in new commercial and industrial development to cater for the likely workforce to be employed and also for visitors who are likely to visit the premises. The availability of existing on-street parking will be taken into account when accessing the need for on-site parking." 13. In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains three policies that are considered specifically material to the assessment of this current planning application. 14. General Policy 2 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; - (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; and - (n) is designed having due regard to best practice in reducing energy consumption." 15. Environment Policy 35 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." 16. Transport Policy 7 states: "The Department will require that in all new development, parking provision must be in accordance with the Department's current standards." In respect of car parking standards it is noted that Appendix 7 of the Strategic Plan sets out that: "These standards may be relaxed where development: - (a) would secure the re-use of a Registered Building or a building of architectural or historic interest; or - (b) would result in the preservation of a sensitive streetscape; or - (c) is otherwise of benefit to the character of a Conservation Area. - (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." ### Representations 17. Laxey Village Commissioners recommend that the planning application be approved. 18. The Department of Infrastructure Highways Division do not oppose the planning application. ### Assessment 19. The key issues to be assessed in the determination of this application are the impact of the proposed use on the surrounding area and whether the proposal would result in unacceptable on street parking. The proposal would not include external alterations to the building and accordingly it is judged that impacts upon the building and its surroundings would be negligible. 20. The original approval for the conversion of the building to offices included the use of the basement for car parking. However the applicant sets out that due to the size of the spaces and the manoeuvring space available, the area has never been used for car parking. From measuring the spaces, it is clear that they fall below the minimum standards as dos the space available for manoeuvring. The road that surrounds the site offer a number of parking opportunities, most notably there is a car park immediately adjacent to the site. A site visit ascertained that there was a good level of parking free during office hours. This has been demonstrated further by the applicant's own traffic survey which shows ample parking availability during working hours. The proposal would introduce six new working stations into the building some of which would be occupied by existing employees. It is judged that the change of use proposed would not result in unacceptable on-street parking. 21. It is also relevant that the approval of this application would allow the existing business to remain at this site and continue to invest in and use this historic building. This would be of long term benefit to the Conservation Area. It is considered that a relaxation to the normal parking standards required would be acceptable in this case. ### Recommendation 22. It is recommended that the planning application be approved. ### Party Status 23. It is considered that the following parties that made representations to the planning application should be afforded interested party status: Laxey Village Commissioners. 24. It is considered that the following parties that made representations to the planning application should not be afforded interested party status: The Department of Infrastructure Highways Division. ### Recommendation Recommended Decision: Permitted ## 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 use must be taken up within four years of the date of this notice in order for this approval to remain valid after that time. C 2. This approval relates to the conversion of basement into additional office accommodation, The House of Sizers, Tent Road, Laxey as shown by Location Plan, Site Plan, 3992979-1A, 3992979-2A and 3992979-3A all received 2nd October 2012. I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager/ Senior Planning Officer. Decision Made : Permitted Date : 5-11-12 ### Determining officer (delete as appropriate) Signed : S. S. Neurath Anthony Holmes Senior Planning Officer Signed : Sarah Corlett Senior Planning Officer Michael Gallagher Director of Planning and Building Control Signed : Jennifer Chance Development Control Manager --- *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/3434-lonan-the-house-of-conversion/documents/1170740*