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Application No.: 17/00005/B Applicant: Kevin McCulloch Proposal: Conversion of former guest house into four apartments Site Address: 16 Belmont Terrace Douglas Isle Of Man IM1 4NH Case Officer : Miss Abigail Morgan Photo Taken: 15.02.2017 Site Visit: 15.02.2017 Expected Decision Level: Officer Delegation
1.0 THE APPLICATION SITE - 1.1 The application site comprises 16 Belmont Terrace, Circular Road Douglas. The property is a 4 storey traditional Victorian property currently in use a guest house. Most of the rear yard is enclosed and appears to utilised for storage. There is rear access off Hillside Terrace, used by both vehicle and pedestrian.
2.0 THE PROPOSAL - 2.1 The proposal comprises the conversion of the property to 1 x 3 bed flat (first floor), 1 x 2 bed (ground floor) and 2 x 1 bed (second and third floors) , one on each floor. The access to the flats and refuse arrangements remain the same as it is currently from Belmont Terrace and the rear lane. Only internal alterations are proposed.
3.0 PLANNING HISTORY - 3.1 There have only been two recent applications for this property both relating to the replacement of windows.
4.0 PLANNING POLICY - 4.1 In terms of local plan policy, the application site is zoned as Predominantly Residential under the Douglas Local Plan Order 1998 Map No. 1 (Central Area). - 4.2 Several policies in the Isle of Man Strategic Plan 2016 are considered relevant. Strategic Policy 1 states: 'Development should make the best use of resources by:
4.3 Strategic Policy 2 reads: 'New development will be located primarily within our existing towns and villages, or, where appropriate, in sustainable urban extensions of these towns and villages. Development will be permitted in the countryside only in the exceptional circumstances identified in paragraph 6.3 [General Policy 3].'
4.4 General Policy 2 states (in part): '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:
4.5 Housing Policy 4 states [in part]: 'New housing will be located primarily within our existing towns and villages, or, where appropriate, in sustainable urban extensions of these towns and villages where identified in adopted Area Plans [remainder not considered necessary]. - 4.6 Housing Policy 17 has some standards that are considered appropriate to refer to in the consideration of this application; 'The conversion of buildings into flats will generally be permitted in residential areas provided that:
4.7 Transport Policy 7 is also relevant: 'The Department will require that in all new development, parking provision must be in accordance with the Department's current standards.' The standard in respect of town centre residential development is one car parking space per each one-bedroom flat and two spaces per each two-bedroom flats but this can be relaxed when having regard to:
4.8 Parking requirements can be found in Appendix Seven of the Strategic Plan as follows: the Plan requires there to be one parking space provided per single bedroom apartment and two parking spaces for apartments each with two or more bedrooms. However in the case of town centre and previously developed sites, the Department will consider reducing this requirement having regard to: a) the location of the housing relative to public transport, employment and public amenities, b) the size of the dwelling, c) any restriction on the nature of the occupancy (such as sheltered housing) and d) the impact on the character and appearance of the surrounding area (paragraph A.7.1). This goes on to recommend that one space is provided for a one bedroomed apartment, 2 spaces for two or more bedrooms but that "These standards may be relaxed where development: a) would secure the re-use of a Registered Building or a building of architectural or historic interest; or b) would result in the preservation of a sensitive streetscape, or c) is otherwise of benefit to the character of a Conservation Area 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" (A.7.6).
5.0 REPRESENTATIONS - 5.1 DOI Highways do not oppose with the following comments; The proposal is to change the use of an existing guest house into 4 apartments, 1 on each floor. The property is located within a predominantly residential area with good pedestrian links to local
services and very good public transport. The age of the property precludes the provision of off road parking being provided.
Highway Services does not oppose this application. 09/02/17.
5.2 Douglas Borough Council have no objection to the proposals. 20.01.2017.
6.0 ASSESSMENT - 6.1 The key issues to consider in the assessment of the application are the suitability of the location for residential purposes, residential amenity for future occupiers, the effect of the proposal upon the character and appearance of the area and parking. Suitability of location for residential accommodation - 6.2 The site is situated in a 'predominantly residential' area and as such it is considered to be an acceptable location in principle for residential accommodation. The site is within easy reach of shops, services, amenities and jobs and is therefore in a sustainable location for new residential development. The proposal would make effective use of previously developed land. Residential amenity for future occupants - 6.3 Housing Policy 17 is clear that new residential units should provide adequate amenity space for future occupiers. There are three elements to HP17; converting 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. - 6.4 In respect of "a", it is noted that the flats are fairly generously-proportioned units. Due to the footprint of the building there is no real outdoor amenity space provided, however this is no different than the majority of the terrace which are used as flats. With regards to space for clothes drying there is adequate space and ventilation in the bathroom. Refuse storage will continue on the same basis as the current arrangements for the guest house. - 6.5 The flats are multi aspect, all self contained on each floor. The main views are out of the front of the property towards Carnane. Those rooms in the rear extension have more restricted views out of the rear and side elevations. Bedroom 2 of Flat 1 has quite a restricted outlook into the covered yard, however this is something that any future occupier would be aware of on viewing the property. Notwithstanding this the living environment of the proposed residential flats is considered to be acceptable. Each unit has an acceptably pleasant clear outlook from the front elevation and overall an adequate amount of space. Access and parking - 6.6 There is no specific parking to be allocated for the development. Whilst there is undoubtedly pressure on kerbside parking in the vicinity, this needs to be considered in the context of HP17 which provides support for flat conversions 'if possible, this involves the creation of parking on site or as part of an overall traffic management strategy for the area'. As the building takes up the whole of the area under the control of the applicant on-site parking is not possible. DOI Highways consider as the property is located within a predominantly residential area with good pedestrian links to local services and very good public transport the proposal is unlikely to have a significant impact.
7.0 RECOMMENDATION - 7.1 It is recommended that the planning application be approved.
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: 15.02.2017 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 Drawing nos 01, 02 and 03 all date stamped received 4 January 2017.
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: 17.02.2017 Determining officer
Signed : S CORLETT Sarah Corlett Senior Planning Officer
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