**Document:** Officer Planning Report Recommendation **Application:** 10/01787/B — Conversion of former guest house to four apartments including replacement windows **Decision:** Permitted **Decision Date:** 2011-01-06 **Parish:** Braddan **Document Type:** report / officer_report **Source:** https://planningportal.im/a/230-braddan-fairfield-house-replacement-conversion/documents/1240368 --- # Officer Planning Report Recommendation ## Planning Report And Recommendations [Table omitted in markdown export] ### Considerations [Table omitted in markdown export] ### Written Representations ### Consultations [Table omitted in markdown export] [Table omitted in markdown export] [Table omitted in markdown export] ### Officer's Report #### The Site The application site is the curtilage of 5 Clifton Terrace, Douglas. The existing property is a three storey mid terrace with further accommodation within the roof space. The application site adjoins No. 4 and 6 Clifton Terrace. #### The Proposal Proposed is the conversion of the guesthouse to provide three self contained two bedroom apartments and a one bedroom apartment. Also proposed as part of the application is the installation of replacement windows; the windows in the front elevation would be u PVC sliding sash, the windows in the rear and side elevations would be uPVC top opening casements. #### Planning History There are no previous planning applications for this site. ## Development Plan Policies The application site is within an area zoned as "Predominantly Residential" identified on the Douglas Local Plan 1998 it is also within the Ballaquayle Road Conservation Area. It is appropriate to consider Environment Policy 35, Strategic Policy 12, General Policy 2, Housing Policy 17 and Transport Policy 7 of the Isle of Man Strategic Plan (20th June 2007). ### Consultations Highways Division do not oppose, but have made the following comments, it is a congested residential area where parking is an issue, no off street parking has been provided, which could result in a minimum of 4 additional vehicles. Although there is a reduction in bedrooms there may still be an increase in on street parking. Conversions need to consider the impact of parking on street. Douglas Corporation has not commented ### Assessment Due to the nature of the proposal, it is appropriate to assess the proposed development in light of the above policies. Strategic Policy 12 states: "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)" Given the location of the application site, it is appropriate to assess the proposal against Environment 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 states: "The Department will require that in all new development, parking provision must be in accordance with the Department's current standards." The parking standards are set out in Appendix 7, which requires "1 space per guest bedroom. In rural and suburban locations. In urban locations standards may be relaxed as (d) below. 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." The relevant points from General Policy 2 are: "(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" The proposal should also be considered against Housing Policy 17, which 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." It is relevant to consider Section 8.13.1 states: "There are in the Island, and particularly in Douglas, many substantial buildings which, because of their size or form, are no longer suitable for the originally intended use as either single dwellings or holiday accommodation, but which are still structurally sound. The Department has for many years encouraged the conversion of such buildings, where appropriate, into flats." Given the nature of the application it is appropriate to assess the following points from the above policies: - Land Use - Character and appearance - Parking - Amenity ## Land Use The application site is within an area zoned as "Predominantly Residential" identified on the Douglas Local Plan 1998. The proposed conversion would be in accordance with the designated land use zoning. ### Character And Appearance The application site is within the Ballaquayle Road Conservation Area and has a number of traditional features which contribute towards the character and appearance of the property and the Conservation Area in general. The proposed conversion includes the installation of replacement windows, the existing windows are timber sliding sash, the replacement windows would be white uPVC sliding sash. Also proposed is the installation of a Heritage roof light in the front elevation. The roof light would not be visible from the public thoroughfare, however if it were visible it would not be detrimental to the character and appearance of the property or the Conservation Area. No other external alterations are proposed as part of the application. It is considered that the minor alterations to the exterior of the property would not be detrimental to the character and appearance of the building or the area. The conversion of the property would not have a harmful impact to the character and appearance. ### Parking Appendix 7 of the Strategic Plan sets out the required parking standards, in this instance the proposed development would require 7 off street parking spaces. Within the application there is no provision for off street parking within an area which is already heavily congested. Appendix 7 does go on to mention that where development is within walking distance of the town centre and existing transport routes, parking standards may be relaxed. Although there is a reduction in bedrooms, it does not necessarily suggest that there would be fewer vehicles. Not all guests staying at the guest house would have access to a vehicle, but similarly not all permanent residents would either. It is considered that the lack of off street parking would not be detrimental to the property or the locality in general. AMENITY The application site does not provide any outdoor amenity space within the curtilage, but there would be a clear outlook from all rooms. The property is within walking distance of most town centre amenities. For the above reasons the application is considered to be acceptable and is recommended for approval. PARTY STATUS The local authority is, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (c) and (d), considered an "interested person" and as such should be afforded party status. The Department of Transport Highways and Traffic Division is now part of the Department of Infrastructure of which the planning authority is part. As such, the Highways and Traffic Division cannot be afforded party status in this instance. ## Recommendation Recommended Decision: Permitted Date of Recommendation: 31.12.2010 ### Conditions and Notes for Approval / Reasons and Notes for Refusal ### C : Conditions for approval
N : Notes attached to conditions
R : Reasons for refusal
0 : 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 permission relates to the conversion of former guest house to four apartments including replacement windows shown in drawings W/7789/1 and Photograph received 3rd December 2010. I confirm that this decision accords with the appropriate Government Circular delegating functions to the Senior Planning Officer. Decision Made : Permitted Date : 5/11/11 Signed : Senior Planning Officer --- *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/230-braddan-fairfield-house-replacement-conversion/documents/1240368*