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Application No.: 16/01062/C Applicant: John Nisbet Proposal: Change of use from office to residential. Site Address: Woodbourne House Woodbourne Lane Douglas Isle of Man IM2 3LJ Case Officer : Miss S E Corlett Photo Taken: 24.10.2016 Site Visit: 24.10.2016 Expected Decision Level: Officer Delegation
Officer’s Report THE SITE
1.1 The site is the curtilage of an existing building which sits on two lanes which run between the block bordered by Alexander Drive, Selborne Drive, Tennis Road and Brunswick Road. Within these four roads there is a complex of buildings and a presently vacant space which was formerly occupied by a large warehouse building which the application property looks towards. The application building physically abuts a row of garages to the north and another row of garages lies a little further away to the west. - 1.2 The site accommodates the footprint of the building and space alongside which is used for parking. - 1.3 The environment is currently untidy with a number of derelict vehicles and waste stored on and around the site. THE PROPOSAL
2.1 Proposed is the change of use of the building from light commercial on the ground floor with offices above to light commercial on the ground floor with a self-contained residential unit above. The residential accommodation will have three bedrooms, a bathroom, kitchen/dining room and living room. Two of the bedrooms will have windows as will the living room. None of the other rooms will be served by a window. PLANNING POLICY - 3.1 The site lies within an area designated on the Douglas Local Plan of 1998 as Predominantly Residential. This is a large area of designation and includes non-dwellings such as the Wessex Garage (petrol station), Woodbourne Hotel (public house), Wine Cellar (off-licence) and All Saints Church, to name a few. The site also lies within the Selborne Drive Conservation Area. No reference is made in the Conservation Area appraisal to the site or the surrounding modern properties including the garage.
3.2 There is, nevertheless a requirement for development to preserve or enhance the character or appearance of such an area under Environment Policy 35 and Planning Policy Statement 1/01. - 3.3 Within residential areas it is also a requirement to pay attention to the effects of any development on the residential amenities of those in adjacent dwellings, highway safety and also the amenities of those in the dwelling to be created, as set out in General Policy 2. Housing Policy 17 sets out standards by which new flats should be judged:
The conversion of buildings into flats will generally be permitted in residential areas provided that:
3.4 Dwellings are expected to have two parking spaces provided to them and a two bedroomed flat would be required to have a similar provision.
4.1 The site has been the subject of a number of applications for redevelopment as follows:
02/00284/B - approval in principle for erection of industrial units - refused. This referred to the vacant site immediately alongside the site and was refused for reasons relating to issues of access and the compatibility of the range of uses in the immediate area.
00/01405/A - approval in principle for erection of four dwellings to replace existing - refused for reasons relating to inadequate outlook, external space and a generally poor environment
91/00253/A - approval in principle for alterations and extension, Woolman Electrical, 38, Woodbourne Lane - refused on the basis that there was inadequate information to enable the Committee to assess whether the impact on the surrounding buildings or the sufficiency of the parking was acceptable
90/01692/B - alterations to create 6 permanent flats - approved REPRESENTATIONS
5.1 Highway Services raise no objection: the proposal is to convert an industrial building to residential use. There is parking available on site with access to the highway. Highway Services does not oppose this application subject to the following condition: 2 car parking spaces shall be allocated for use exclusively by the residents of the dwelling.
Reason: to ensure that the Strategic Plan parking standards are met in the interests of highway safety (11.10.16).
5.2 Douglas Borough Council raise no objection (20.10.16). ASSESSMENT - 6.1 The issue in this case is whether the proposed residential unit would be compatible with adjoining uses, particularly that underneath, whether the unit would have sufficient residential amenity, whether there would be any adverse impact on legitimate adjacent land uses and finally, whether there would be any adverse impact on highway safety as a result of the proposal. In assessing all of these issues, it is important to bear in mind that the site is designated for residential uses and also that there is a vacant site immediately in front of the site which may at some point be developed for something compatible with a residential area. It is also relevant that the building is there and can, and continue to be used for some purpose.
6.2 At the time of the site visit (approximately 1000hrs on Monday 24th October, 2016) the area was quiet and the building unoccupied and unused. The areas immediately surrounding the building, within the application site, were full of vehicles which appear to be undergoing repair and others simply stored there along with building material, a small cart and a motorcycle. There are a number of dwellings which back onto the site, some having small balconies and others just windows overlooking the presently open, undeveloped area.
6.3 Short of a wholescale redevelopment of the entire area, including the application site, it is likely that proposals such as this, for the introduction of residential use will continue to help the upgrading of the area and the reduction in the use of existing buildings for noisy, smelly, dusty or other uses which are not compatible with a residential area. - 6.4 Access to the site is via the side lane which is single vehicle width but already serving a number of properties as well as the existing property. Visibility at each end is generally good - onto Selborne Drive and Brunswick Road with the only major impediment being a Council refuse bin placed right in the line of visibility to the left as one emerges from the lane onto Brunswick Road. - 6.5 Whilst the ground floor may be used for some sort of workshop, as the site is in a residential area, this use would only be acceptable if it were at a scale and with an impact acceptable within such an area and with a residential unit right above, this is more likely to happen than if the upper floor were used for accommodation incidental to the ground floor use. - 6.6 The proposal is considered to be acceptable and the application is recommended for approval.
7.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, the following persons are automatically interested persons:
With effect from 1 June 2015, the Transfer of Planning & Building Control Functions Order 2015 amends the Town and Country Planning Act 1999 to give effect to the meaning of the word 'Department' to be the Department of Environment, Food and Agriculture unless otherwise directed by that Order.
Recommendation Recommended Decision: Permitted Date of Recommendation: 24.10.2016 Conditions and Notes for Approval: C : Conditions for approval N : Notes attached to conditions
Reason: To comply with article 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
Reason: To ensure that there is sufficient car parking for the users of the site and in the interests of highway safety. N 1. The applicant is recommended to liaise with the relevant authority regarding compliance with the Housing (Standards) Regulations 2013. This decision relates to drawings and plans all received on 12th September, 2016.
I can confirm that this decision has been made by a Senior Planning Officer in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Decision Made : Permitted Date: 04.11.2016 Determining officer
Signed : C BALMER Chris Balmer Senior Planning Officer
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