Officer Report

Application No.: 16/00411/C Applicant: Mr Ian & Mrs Lynda Wain Proposal: Change of use of first floor dental practice to residential accommodation Site Address: The Dental Surgery 4 Hailwood Court Douglas Isle of Man IM2 7EA Case Officer : Mr Jason Singleton Photo Taken: 18.05.2016 Site Visit: 18.05.2016 Expected Decision Level: Officer Delegation

Officer’s Report APPLICATION SITE

1.1 The application site is the curtilage of No.4 Hailwood Court, Douglas. The application relates to the first floor accommodation above the pharmacy which was most recently used as a dental practice. The buildings are semi-detached and are part of what is commonly known as a neighbourhood centre consisting of community facilities including a public house, dentist surgery, doctor's surgery and a convenience shop. The ground floors of 3, 6 and 7 are are currently used as a pharmacy, betting shop and Chinese take away. THE PROPOSAL - 2.1 Proposed is the change of use of the first floor from a dental surgery to a one bedroomed residential flat. There are no proposed alterations to the external elevations. PLANNING HISTORY - 3.1 4 Hailwood Court - 93/01523/C - Change of use from flat to dental surgery. Approved.

5 Hailwood Court - 09/01800/C - Change of use from residential to a holistic therapy business. Approved.

DEVELOPMENT PLAN POLICIES

4.1 In terms of land use designation the application site is located within a wider area of land that is designated as predominantly residential use under the Isle of Man Planning Scheme (Douglas Local Plan) Order 1998.

4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains two policies that are considered specifically material to the assessment of this current planning application. 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:

• (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.

4.3 Housing Policy 17: "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."

REPRESENTATIONS

5.1 Douglas Borough Council and Highways Services have no objection (16/05/16 & 28/04/16) ASSESSMENT - 6.1 The fundamental issues to consider in the assessment of this planning application are; (i) the impact of the proposed development on the character and appearance of the existing building, (ii) the impact of the proposal on the surrounding area and street scene. It is also relevant that the property was formerly a flat before it was changed to a dental surgery.

6.2 The application would seek to convert the upstairs unit back to a residential flat, the internal layout is to remain the same and no external modifications being proposed. There remains a separate doorway to the upstairs flats and its proposed change of use would be the same as the remaining within the block. The change from a dental surgery back to a residential flat would have less footfall and less of an impact on the existing tenants/ occupiers of the adjacent properties. RECOMMENDATION - 7.1 Overall, it is concluded that the planning application is in accordance with aforementioned General Policies of the Isle of Man Strategic Plan 2007 and is recommended for approval. INTERESTED PERSON STATUS - 8.1 In line with Article 6(4) of the Town and Country Planning (Development Procedure)(No2) Order 2013, the following Persons are considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to the application: the applicant or, if there is one, the applicant's agent; the owner and occupier of the land the subject of the application; Highway Services, and the Local Authority in whose district the land the subject of the application sits.

Recommendation Recommended Decision: Permitted Date of Recommendation: 01.06.2016 Conditions and Notes for Approval: C : Conditions for approval N : Notes attached to conditions C 1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.

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.

This approval relates to drawings referenced Existing front elevation, existing ground floor plan, existing first floor plan and proposed first floor plan date stamped 11th April 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: 03.06.2016 Determining officer

Signed : S CORLETT Sarah Corlett Senior Planning Officer

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