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Application No.: 16/01231/C Applicant: Richard Juan Quayle & Lisa Dawn Quayle Proposal: Change of use of first floor residential accommodation to office use and the removal of rear boundary wall and creation of off-road parking Site Address: P J Cottage Main Road Kirk Michael Isle of Man IM6 1AB Case Officer : Miss Lucy Kinrade Photo Taken: 18.12.2016 Site Visit: 18.12.2016 Expected Decision Level: Officer Delegation
1.0 THE SITE - 1.1 The application site known as PJ Cottage is an end terrace, two storey property with a traditional Manx vernacular style which fronts directly on to the Main Road, Kirk Michael. On the adjacent end of the terrace sits the local Kirk Michael convenience store and along the same stretch of road also sits the local post office, pharmacy and a car sales garage. Within the nearby area is also the local public house, Kirk Michael Primary School and the local butchers. - 1.2 PJ Cottage was originally two properties but in the past has been conjoined into one property. The merging of 2 properties into 1 is something which can be carried out under Permitted Development Order 2012. Although now seen as 1 property there is still distinct elements which separate the two. The unit on the end of the terrace, Unit 1, has been altered in the past to create a predominantly glazed shop window and front entrance at ground floor level with 2 smaller windows above, whereas the other unit, Unit 2, which sits middle of the terrace has retained its small window and front door at ground floor level and 2 windows above. - 1.3 The existing ground floor of Unit 1 is currently used as a shop for the retail sale and display of goods, prior to this it was used as a hairdressers. There is an existing store and toilet to the back of the unit within the rear outlet which also links to single garage which connects to the rear lane. - 1.4 The ground floor of Unit 2 is arranged as a residential unit with a lounge and dining room at the front of the property and a kitchen at the back within a rear outlet. This is currently subject to a contemporaneous application for the change of use from residential to a tea rooms. The two units are connected through an arch in the dividing wall and three internal steps as Unit 1 sits at a slightly lower level than Unit 2. - 1.5 The first floor of both properties has similarly been connected and comprises 4 bedrooms and a bathroom. The first floor of PJ Cottage can only be accessed via the staircase within Unit 2. - 1.6 At the rear of the property there is a modest sized garden that is approximately 8m x 6m and enclosed from the rear lane by a stone wall, there is an existing single garage running along the northern boundary which opens out onto the rear lane and provides parking for one vehicle albeit a narrow parking space.
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2.0 THE PROPOSAL - 2.1 Additional drawings were submitted 20/03/2017 following extensive consultation with Highway Services addressing the requirement for parking provisions. - 2.2 The current planning application seeks to change the use of the first floor from residential use into office use. The offices will be accessed through the single front door entrance on the front elevation of Unit 2. - 2.3 The application proposes 3 office rooms each sitting within the existing formation of the bedroom spaces and vary in size; approx. 17.5sqm, 10sqm and 8sqm. In addition to the offices the application also looks to use one of the bedrooms as a store room approx. 19sqm and to re-use the existing first floor bathroom as a staff bathroom. - 2.4 The application also proposes the removal of the existing boundary wall at the rear of the property to create 2 off road parking spaces. - 2.5 The application is running simultaneously to another application for the change of use of the ground floor residential accommodation of PJ Cottage into a tea rooms, this application was approved under PA 16/01230/C in February 2017.
3.0 PLANNING HISTORY - 3.1 The application site has been subject to a number of previous planning applications:
4.0 PLANNING POLICY - 4.1 The application site lies within an area designated on the Kirk Michael Local Plan 1994 as predominantly residential and retail use. There are a number of policies within the Isle of Man Strategic Plan 2016 which may be considered relevant in the assessment of this application: - 4.2 General Policy 2:
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:
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"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."
4.4 Transport Policy 7:
"The Department will require that in all new development, parking provision must be in accordance with the Department's current standards."
4.5 Paragraph 11.5.2 :
"In the case of office developments outside of the town centre, the requirement is usually one parking space per 15sq metres of nett office floor space"
4.6 Business Policy 1: "The growth of employment opportunities throughout the Island will be encouraged provided that development proposals accord with the policies of this Plan." - 4.7 In addition to the above policies, there are also a number of policies within the Kirk Michael Written Statement 1994 that can be also be considered relevant in the assessment of the current application: - 4.8 Policy 3.4 :
"Small scale office provision, which is considered to be less than 500 square metres nett floor area, will be permitted, preferably where it is based on an existing building and where it is seen to offer a positive contribution to the village by preserving building or feature which might otherwise be compromised."
4.9 Policy 3.6 :
"Where an existing retail use has become non-viable then consideration will be given to a change of use at ground level. Factors to be taken into account will be location, impact on the street scene, parking and the extent of alteration to the façade."
4.10 Policy 3.7 :
"New small scale office developments which will provide local employment opportunities may also be acceptable but in such cases particular attention will be paid to the manner in which they would be integrated within the Village framework."
4.11 Policy 7.9:
"Parking spaces are to be provided off the highway for servicing commercial vehicles in addition to provision of car parking space for permanent staff (not necessarily on site). Where feasible, parking should be provided for customers' vehicles."
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5.1 Michael Commissioners requested on 8/11/2016 that the application be deferred until after their next meeting. On 26/04/2017 the Commissioners confirmed by email they had no objection to the application. - 5.2 Department of Infrastructure requested a deferral (01/12/2016) stating that the proposal did not include the 3 required parking spaces for such an office space and that these spaces were in line and in accordance to Appendix 7 of the IOM Strategic Plan. Highways. - 5.3 The applicant addressed the parking issues and submitted additional drawings. Highways subsequently provided additional comments in an email dated 24/02/2017 on the new drawings stating that the proposed parking at the rear was acceptable.
6.0 ASSESMENT - 6.1 The application proposes the re-use of an existing residential accomodation as office space, the re-use and conversion of such existing buildings in this manner is supported in the Kirk Michael Written Statement 1994. The proposed change of use would not alter the external appearance of the building from the front elevation and street scene and as such would ensure the preservation of the visual appearance and character of the Conservation Area in line with EP35. - 6.2 The applicant states the business runs solely online and that use of the office is for employees only, however in the unexpected event that a customer should visit the site for the signing of a contract or the picking up of keys that the comings and goings in this central village location within Kirk Michael would not materially differ to the general comings and goings of those using the tearooms adjacent, the local convenience store or family and friends visiting residents in the local area, and that the impact would not impact amenities or the character of the area to warrant a refusal. - 6.3 The proposal includes the creation of two additional off road parking spaces at the rear, it is expected that these will be accommodated by staff, although at times when these spaces may be available that they could be additionally used by delivery or service vehicles visiting the site. Nonetheless should these be in full occupancy by staff that if additional spaces are required that suitable parking is available in the public car park within a short walking distance of the property. - 6.4 The removal of the wall at the rear for the creation of the parking spaces is not visible from the main public highway, although it may be visible to neighbouring properties and those walking the rear access lane; however its removal is not expected to impact the amenities of the neighbours or impact the character of the conservation area. - 6.5 Given that the proposed office is adjoining an existing residential property it is important to consider the impacts that such a change of use may have on the amenities of neighbouring properties. The office operation is not expected to generate any noise levels above what is expected from the occupancy and living of a residential property, similarly it is expected that the operating hours of the office will result in the departure of staff in the evenings leaving the office space unoccupied overnight reducing any impacts on neighbouring residential properties. - 6.6 Ultimately the application seeks for the change of use of a residential property in to office space at first floor, the application is concurrent to an application for the ground floor of the same building to a tea rooms and adjacent to a small shop also run by the applicant within the same building. The proposal is not expected to generate any impact on the amenities of local residents and the removal of the rear wall is not expected to impact the character of the Conservation Area and meets with the parking standards set in the IOM Strategic Plan. 7.0 RECOMMENDATION
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7.1 The application complies with GP2 and EP35 of the Isle of Man Strategic Plan 2016 and is in line with the policies as set out in the Kirk Michael Local Plan Written Statement 1994, the application is therefore recommended for approval. - 8.0 PARTY STATUS
8.1 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: 27.04.2017 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 sufficient provision is made for off-street parking of vehicles in the interests of highway safety.
This approval relates to the location plan date stamped 2nd November 2016, the existing and proposed parking plans date stamped 20th March 2017, proposed floor plans date stamped 20th March 2017 and associated photograph date stamped 2nd November 2016.
I can confirm that this decision has been made by the Director of Planning and Building Control in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
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Signed : J CHANCE Jennifer Chance
Director of Planning and Building Control
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