Planning Officer Report

Case Officer: Mr Steve Stanley Photo Taken: 09.11.2011 Site Visit: 09.11.2011 Expected Decision Level: Officer Delegation

Officer's Report

Introduction

1. This application seeks permission temporarily use part of an existing dwelling as an office with staff accommodation. The site is located within a Conservation Area in Douglas.

The Site

1. The application site is the curtilage of Africa House, Woodbourne Road, Douglas, a substantial property set to the south east of Woodbourne Road.

1. The site has a stone wall to its boundary with Woodbourne Road, behind which is a mixture of coniferous and deciduous tree planting. The site slopes downwards away from Woodbourne Road and as such the house is set considerably lower than the level of the adjacent highway.

1. A sweeping driveway extends from the access at Woodbourne Road. This terminates in front of the property providing a substantial level of off street parking.

1. The property is characterised by hipped roofs and vertically proportioned windows. At some point in the past, a large two storey extension has been constructed to the north eastern side. The design of this reflects that of the original building however it is clearly a later addition. It is this section of the building that this application relates to.

The Proposal

1. This application seeks approval to use part of the existing building as an office with staff living accommodation. Some minor external alterations would also be undertaken in the form of the installation of new roof lights and windows.

1. The ground floor of the more recent section of the building would be converted to provide office space with a reception area. Associated staff facilities including a kitchen and toilets would also be provided. At first floor level, 4 en-suite bedrooms would be provided along with a open plan living area with kitchen.

1. The application form sets out the following:

"Application for temporary office space and associated staff accommodation for a 5 year period. EFB (owner) have made an application for planning consent to build new headquarters as part of the development proposed on land at Ballafletcher Road, Cronkbourne (11/01290/A). Temporary

Application No.:	11/01463/B
Applicant:	EFB Property Investments (IOM) Ltd
Proposal:	Roof light and window alterations and creation of temporary office and associated staff accommodation
Site Address:	Africa House
Woodbourne Road
Douglas
Isle Of Man
IM2 3AP

consent required on Africa House, short term interim period. Also, installation of glass domes to the rear flat roof and 2 no new windows to ground floor front elevation."

Development Plan Policies

1. The application site is located within an area of Douglas that is designated by the Douglas Local Plan as being Predominantly Residential. The site is within the Douglas (Woodbourne Road) Conservation Area.

Within the Isle of Man Strategic Plan 2007, the following are judged to be relevant:

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."

Business Policy 7:

"New office floor space should be located within town and village centres on land which is zoned for the purpose on the appropriate area plan; exceptionally, permission may be given for new office space

• (a) on approved Business Parks for Corporate Headquarters which do not involve day to day callers; or
• (b) in buildings of acknowledged architectural or historic interest for which office use represents the only or most appropriate practicable and economic way of securing future use, renovation and maintenance."

Planning History

1. The following previous planning application is considered relevant to the determination of this proposal:

88/00668/B – Conversion and extension of existing garage block into garage and offices and construction of new garage block. Permitted.

94/01764/B – Extension to create garage, office reception and toilets. Permitted.

Representations

1. Douglas Corporation does not object to this application.
2. The Highways Division of the Department of Infrastructure does not oppose this application.

Assessment

1. The key issues to be assessed in the determination of this application are the impact of the principle of the proposed use of the part of the building as offices, the impact of the development upon the character and appearance of the Conservation Area and highway issues.

Principle of proposed use

1. The site is designated by the Douglas Plan as being within an area of Predominantly Residential use. The use of part of the building as offices would result in a mixed use development of office and residential. Established policy directs new office space to land that is designated for such purposes and the justification for such an approach is set out within the preceding paragraphs to Business Policy 7. There are exceptions to this general stance whereby office headquarters can be acceptable on approved business parks or within

buildings of historic merit and such use is the most practicable way of securing future use and investment.

1. The proposal would use part of a substantial building set within a Conservation Area. Furthermore, the proposed use would be for a limited period of 5 years. It could be argued that the use, although short term, would assist in investment into the building. It is perhaps the circumstances of the applicant that add more weight to the proposal in that they own the property and are looking for dedicated office space. Given that Africa House is of a size to accommodate an interim solution, it is considered that if all other considerations are found to be acceptable, a temporary use as proposed could be deemed to be acceptable.

Impact upon the wider Conservation Area

1. The physical changes proposed to the exterior of the building are judged to be acceptable and would not be readily visible to the public.

Impact upon amenity

1. The use of a building within a residential area partly as an office can raise concerns as to how such a use would affect the character of the area and the amenity of local residents.

1. In this case, Woodbourne Road is a busy public thoroughfare and the site is neighboured by non residential uses on all its boundaries. The main noticeable impact would be that of vehicles coming and going from the site however given that the proposal includes staff accommodation, there would be limited journeys generated in excess of what could be generated by the full use of the building as a dwelling. It is pertinent to note that the adjacent site is used as a church whilst the site to the north is used as government offices. To the east is a row of industrial type buildings. As such the use of part of what is a substantial property as an office is not likely to cause a discernible change to the character of the area.

Highways

1. The Highways Division does not oppose this application. The site has a access with acceptable visibility onto Woodbourne Road and can accommodate a significant level of off-street car parking.

RECOMMENDATION

1. Permit.

PARTY STATUS

1. 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:

Douglas Corporation

1. Accordingly the following parties are not granted Interested Party Status:

The Highways Division and the Planning Authority are both part of the Department of Infrastructure. As such, the Highways Division cannot be afforded Interested Party Status.

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 development hereby permitted shall commence before the expiration of 1 year from the date of this notice.

C 2. This permission is temporary only and accordingly the temporary office and associated staff accommodation must be removed and the use must cease on or before 1st January 2017.

C 3. This permission relates to roof light and window alteration and creation of temporary office and associated staff accommodation, Africa House, Woodbourne Road, Douglas as shown by 01 Survey, PL01, PL03, PL04, PL07 and PL08 received 20th October 2011.

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 : 3 January 2017

Determining officer (delete as appropriate)

Signed : ... Anthony Holmes Senior Planning Officer

Signed : ... Michael Gallagher Director of Planning and Building Control

Signed : ... Sarah Corlett Senior Planning Officer

Signed : ... Jennifer Chance Development Control Manager