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Application No.: 24/00381/B Applicant: Tigra Associates Ltd Proposal: Conversion of guesthouse (Class 3.1), involving a rear yard extension and installation of an extended dormer to front elevation, to provide five residential apartments (Class 3.4) Site Address: 16 Belmont Terrace Douglas Isle Of Man IM1 4NH : Graham Northern Expected Decision Level: Officer Delegation Recommended Decision: Refused Date of Recommendation: 29.05.2024 _________________________________________________________________ Reasons for Refusal R : Reasons for Refusal O : Notes attached to reasons R 1. The proposal would have an unacceptable standard of amenity by virtue of the poor outlook from the ground floor in particular flat 2 where the only primary windows are sited to the rear of the building onto communal areas. In fact, the future occupants of flat 2 as proposed would result in a very dark and oppressive living environment on the ground floor with no pleasant or clear outlook for future occupants when using the primary rooms. Accordingly, the proposal would be contrary to General Policy 2 (h) which requires new development to provide satisfactory amenity standards in itself, and the Strategic Objectives of the Strategic Plan which promotes high standards of residential amenity in new developments.
_______________________________________________________________ Interested Person Status – Additional Persons
INTERESTED PERSON STATUS It is recommended that the following persons should be given Interested Person Status on the basis that they have made written submissions and they are considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings and are mentioned in Article 6(4):
Objects: Owner / Occupier Grange Bank, 17 Belmont Terrace, Douglas, Isle Of Man, IM1 4NH _____________________________________________________________________________
1.0 THE SITE - 1.1 The application site is 16 Belmont Terrace, Circular Road, Douglas, a four-storey midterrace dwelling located on the north of Circular Road, close to its junction with Peel Road. The site is being used as a guesthouse at the moment. There is rear access off Hillside Terrace, used by both vehicle and pedestrian. - 1.2 Circular Road is a two-way road with double-yellow line on both sides and along most parts of the road. There is no provision of off-street parking at the front of any residential property along the road.
2.0 THE PROPOSAL - 2.1 The planning application seeks approval for the change of use of the building from a guest house (Class 3.1) to five flats (Class 3.4). - 2.2 The proposals seek to expand on the previous permission for 4 apartments, by proposing to create a rear yard extension, approximately 6sqm, with roof light above, to extend the lounge area of Apartment 2. This extension is to meet the boundary wall, leaving a light well for natural light to the bedroom within Apartment 1. - 2.3 It is also proposed to extend the existing dormer window to the front, to make a longer dormer with flat roof, to allow for more head room and space to the lounge/dining/kitchen area of Apartment 5. - 2.4 There will be three apartments with one bedroom, and two apartments with two bedrooms, so a total of seven bedrooms, which is no more than the previous planning application for four separate apartments. - 2.5 With a reduction from twelve bedrooms (as it currently stands as a guest house), to seven bedrooms. There will be a covered area in the rear yard for bike storage and an internal space for a communal bin storage / recycling area.
3.0 PLANNING HISTORY - 3.1 Conversion of former guest house into four apartments was APPROVED under PA 20/01530/B. - 3.2 Conversion of former guest house into four apartments was APPROVED under PA 17/00005/B. The current application has added bin and cycling storage space as well adjusted room allocation to improve residential amenities.
4.0 PLANNING POLICY - 4.1 In terms of the local plan, the site is designated as Predominately Residential in the Area Plan for the East. - 4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2016 contains the following policies that are considered materially relevant to the assessment of this current planning application: - 4.3 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:
4.4 Housing Policy 17 states: "The conversion of buildings into flats will generally be permitted in residential areas provided that:
4.5 Transport Policy 7: "The Department will require that in all new development, parking provision must be in accordance with the Department's current standards. The current standards are set out in Appendix 7." - 4.6 Appendix 7.1: "High levels of car ownership have led to an increase in the level of parking expected for residential development, and outside of town centre locations, these standards should not be relaxed. New-built residential development should be provided with two parking spaces per dwelling, at least one of which should be within the curtilage of the dwelling and behind the front of the dwelling …… the Department will consider reducing this requirement having regard to:
4.7 Appendix 7.1 continues: "Where new dwellings are created by the conversion of existing buildings, parking space should be formed by the clearance of outbuildings and low-grade annexes or 'outlets' if it is reasonable and practicable so to do. However, in general, the need to find a use for redundant buildings which are in sound condition will outweigh the drawback of any shortfall in parking provision." - 4.8 Appendix 7.6 states apartments should have "1 space for 1 bedroom; 2 spaces for 2 or more bedrooms." For guest house, there should be "1 space for every guest bedroom" it also states in urban locations stands maybe relaxed as (d). - 4.9 Appendix 7.6 also states: "These standards may be relaxed where development:
5.1 Douglas Borough Council has no objections to this application (13/05/2024) after their request of improving bin storage being met. The comment specifically point out the improvement to bin storage. - 5.2 DoI Highway Services requested additional information on this site (19/04/2024). The practicality of the bin store and cycle parking is questionable - the door should be wider or double doors to accommodate communal bins and there should be ramped or level access to the rear service road. Additionally, the storage area should provide a layout that accommodates communal bins and secure cycle storage spaces/racks. - 5.3 DoI Highway Services has no objection on this application (14/05/2024) after new information and the statement appears to address the cycle, bin and rear access issues that HDC raised in our response to the application dated 19 Apr 2024 online. - 5.4 One letter of objection has been received from a neighbouring property which raises concerns in relation to the proposals being for 5 flats and that the layout, and amenity provided is substandard. The objector raises concern in terms of parking, bike storage, refuse storage and circulation and ventilation.
6.0 ASSESSMENT - 6.1 The key considerations for this application are the suitability of the location for flats, its impact on the amenities of its occupants, on parking provision, and on the character and street scene of the area. Suitability of the Site - 6.2 The site is located in a residential area. The Area Plan for the East has designated the area as Predominantly Residential. The proposal fits within the designation and is therefore acceptable. Residential Amenities - 6.3 In the previous permission for 4 flats the lounge areas for each was to the front and had a primary principle view out to the front across all 4 storeys of the building. There are now five proposed flats. As a result 4 have lounges to the front, however the ground floor has been divided into flat 1 and 2. This results in flat 2 having a lounge/ Dining and kitchen that is central towards the rear and somewhat enclosed with very little outlook and low levels of amenity. The privacy afforded to this lounge area is also questionable given it appears to back onto the rear yard to flat 1 with a window between the two. A lounge is considered a primary room in the Residential Design guide, and the outlook of the front elevation to flats 1, 3, 4 and
5 is other terrace, road and a car park, which is not unusual consider its proximity close to town centre. Therefore, is considered that the outlook for these 4 flats are acceptable.
6.4 However the outlook and amenity afforded to flat 2 appears somewhat diminished and it appears that the addition of an extra flat results in overdevelopment which means flat 2 suffers in terms of its layout and amenity in this regard. - 6.5 The ground floor being split into two flats front and rear results in overdevelopment which would in my view result in these occupiers suffering from substandard amenity. - 6.6 Both the living area and bedroom to flat 2 would only have outlook onto a small bike store which appears to be of communal use and as such would prejudice the privacy of flat 2. - 6.7 A communal bike store and bin store is also located to the rear of the first floor with a ramp indicated but this is at the end of the building and site and not shown on the elevations so it's unclear as to the practicalities of this in terms of access for flat users.
Parking
6.8 According to Appendix 7.6 of the Strategic Plan, the proposed dwelling would need seven parking spaces. However, there is no specific parking to be allocated for this development. Whilst there is undoubtedly pressure on kerbside parking in the vicinity, comparing to the existing use as Guest House which requires twelve parking spaces, there is a significant reduction in the amount of parking space required. - 6.9 In addition, the site is close to existing public transport link and within walking distance to town centre and a variety of amenities, meaning further relaxation of parking standard is acceptable. Combining the provision of cycling storage, it is considered that the impact on onstreet parking is acceptable. Visual Amenities - 6.10 The proposal includes a large boxed dormer to the roof on the front elevation which would be visible from the Circular Road however the projecting bay windows that come forward on the three floors below would provide an element of screening from the road frontage, and it has to be noted that similar large dormers are present in the street scene. As such whilst appearing a bulky feature, given the existence of similar dormers it is not considered that a refusal would be justified on visual grounds.
7.0 CONCLUSION - 7.1 Overall, it is concluded that although the scheme has positive elements as the internal spaces would be adequate for 4 flats and as the parking provisions would be adequate, however the only primary windows to flat 2 on the ground floor rear would fail to provide the required outlook for future occupants. As such, the proposal is considered to be contrary to the requirements of General Policy 2 and Housing Policy 17, and the principles promoted by the Residential Design Guide. The application is, therefore, recommended for refusal.
8.0 INTERESTED PERSON STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons:
8.2 The decision-maker must determine:
I can confirm that this decision has been made by a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status.
Decision Made : Refused Date: 29.05.2024 Determining officer
Signed : C BALMER Chris Balmer Principal Planner
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