Loading document...
Reiltys-Ellan Vannie
Demolition of existing garage workshop and erection of a dwelling
20 Stanley Mount Peel Isle Of Man IM5 1NE
PA Reference 14/00421/B
Statement prepared on behalf of DOI Planning and Building Control by Planning Officer: Miss S E Corlett
1.1 The site is a parcel of land which lies between Stanley Mount and Circular Road. The site lies beside 18, Stanley Mount - a relatively new three storey building with a pedestrian door and vehicular garage door alongside with two floors of windows above. To the north, across Stanley Mount is the rear of 5, Stanley Road, a traditional two storey dwelling.
1.2 To the rear are the backs of numbers 19 and 21, Circular Road, three storey properties.
1.3 The site currently accommodates a garage/workshop with a floor of accommodation above.
2.1 Proposed is the demolition of the existing building and its replacement with a new building of similar orientation but 0.5m taller and 2.5m less long at full height. The new building will accommodate a single dwelling with a double garage at ground floor level, accessed from Stanley Mount. Above this will be two floors of accommodation, the top floor partly contained within the roof and accommodating a lounge, dining area, kitchen and wc on the first floor and three bedrooms and bathroom accommodation on the top floor.
2.2 The elevation facing towards 19 and 21, Circular Road has two patio areas and a window which serves a bathroom.
2.3 The elevation fronting onto Stanley Mount will have two garage doors on the ground floor level and two patio doors with Juliet balconies on the fits floor and two vertically proportioned windows above. The building has a chamfered edge to the corner of Stanley Mount and Circular Road which accommodates a door at ground floor level and a window above. A projecting hanging sign is shown above that with "The Boat House" upon it.
2.4 The side elevation will have three pitched roofed dormers at roof level and two rows of windows below.
2.5 There will be 10m between the main rear elevation and the rear elevation of numbers 19 and 21, Circular Road.
3.1 The site is designated as Mixed Use on the Peel Local Plan of 1989 and also within Peel's Conservation Area.
3.2 The Peel Local Plan states that "the refurbishment and amalgamation of properties within the town will be encouraged (5.2) to ensure that "the old town remains alive" (paragraph 5.6). Whilst the area is designated as Mixed Use, this part is predominantly residential with some industrial units - small garages and workshops. As such, the proposed use of the site as residential is considered acceptable. In fact, the removal of the existing garage/store could result in an improvement not only visually but also from a traffic generation and potential noise perspective.
3.3 The site also lies within Peel's Conservation Area and as such, Environment Policy 35 is applicable here:
"Within Conservation Areas, the Department will permit only development which would preserve or enhance the character of appearance of the area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development."
4.1 Planning permission was granted for the principle of the demolition of the workshop and erection of two dwellings under PA 91/01628. Permission was then refused under PA 04/01594 for the re-development of the site for a semi-detached dwelling. This was refused for the reason that:
"Whilst the existing building has limited architectural value, it does together with the associated yard area, form part of the historic fabric of the Conservation Area in Peel. The Planning Committee is not persuaded that the character and appearance of the Conservation Area would be preserved or enhanced by the redevelopment proposals submitted in that:
a. The proposed two dwellings would have insufficient amenity or private space and would have an awkward relationship with the proposed parking arrangements to the rear. b. The use of dormers on the front roof slope of the dwellings would be out of keeping the existing dwellings fronting onto Circular Road. c. The height and mass of the apartment block would be out of keeping with surrounding properties, which would result in the overlooking of dwellings in Stanley Road, particularly Number 5, causing a loss of privacy to the occupants residing therein."
4.2 Subsequent to that, planning permission was granted for the redevelopment of the site next door (18 Stanley Mount) for the dwellings which exist today (PAs 05/00307/A and 05/01016/B).
5.1 Department of Infrastructure Highway Services indicate that the garage doors are insufficiently wide to allow acceptable use. If approval is granted, a condition should be added to retain the garages for car parking. 5.2 Peel Town Commissioners have no objection to the application. 5.3 There are two objections from the owners of 27, Stanley Terrace and 5, Stanley Road. These objections relate to the appearance and character of the proposed buildings, the potential for overlooking of adjacent property, the similarity to something which was refused on the site in the past, the proportions of the chimney stacks, overdevelopment of the site and the lack of safety of the angled access door. Neither have any objection to the principle of the development of the plot. 5.4 Manx Utilities Authority (Electricity) seeks communication from the applicant regarding the provision of electricity supplies. This is not a material planning consideration and should not be referred to in the planning decision notice.
6.1 The critical issues in this case are whether the existing building on the site is worthy of protection from demolition, if so, whether the proposal is acceptable in terms of its visual impact, its impact on those in neighbouring property and whether the provision for access and parking is acceptable. 6.2 Concern has been expressed in the past about the loss of the existing building, which is considered to have limited appeal historically and visually, but moreso due to the appearance of the building which it was proposed to introduce as a replacement. It is relevant that the buildings on both sides are relatively new replacements for older buildings and the existing building is not of particular interest or quality. It would not lend itself easily to conversion to another more compatible use and it is considered that its replacement by something of better form, is acceptable. 6.3 The proposed building has lower ceiling heights and is therefore in more sympathy with the proportions of the other residences in the vicinity compared with the existing structure. The
building is interesting in that it has a chamfered edge as the building turns the corner and dormers which echo others in the vicinity along with brick cills and window heads to reflect the brick in the original building. As such, it is considered that the proposed replacement building is acceptable visually in the streetsce. Whilst a similar building was refused in the past, since then the two buildings alongside have been built which changes the context of how the proposed building will be seen.
6.4 Whilst the building will be perhaps closer to the existing dwelling at the rear than is generally accepted in terms of separation distances between properties, in historic environments such as Peel, separation distances tend to be shorter and relationships between neighbours more intimate than in a more modern housing estate. In this case, there is also a difference in level between numbers 19 and 21, Circular Road and the proposed accommodation below. As such, it is not considered that there would be an adverse impact on the amenities of those in the adjacent properties such as to justify a refusal of this application.
6.5 The proposal is for a single dwelling which will accommodate two internal parking spaces with generous length, which satisfies the requirements of the Strategic Plan for two parking spaces to be provided on site. There is internal access from the parking spaces to the dwelling. A condition should be attached to require that the garage door openings are 2.3m wide each (an amended drawing has not been requested as the visual difference between 2.3m wide openings and what is shown in the drawing is considered insignificant) and that the garages are retained for car parking only.
6.6 The proposal will create an additional dwelling through the replacement of existing fabric which is not considered to contribute positively to the Conservation Area and as such the application is recommended for approval.
7.1 The local authority, Peel Town Commissioners are, by virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, paragraph 6 (4) (e), considered "interested persons" and as such should be afforded party status.
7.2 The Highway Authority is granted interested party status under the Town and Country Planning (Development Procedure) (No 2) Order 2013 paragraph 6 (4) d.
7.3 5, Stanley Road is directly opposite the application site and as such, in line with Article 6(3) of the Town and Country Planning (Development Procedure)(No2) Order 2013 and paragraph 2(1) of Government Circular No. 01/13, are considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to the application.
7.4 27, Stanley Terrace is not sufficiently close to the application site to be considered to be directly affected by the proposal and as such should not be afforded interested party status in accordance with Article 3 above.
7.5 Manx Utilities Authority does not raise material issues and as such should not be afforded party status in this case.
The conditions and notes (if any) related to the Department's original approval
C1
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.
C2 The garage doors must be 2.3m wide and the garages retained for use only for vehicular parking in association with the proposed dwelling.
REASON: it is important that the dwelling provides an acceptable level of car parking due to the limited level of car parking available on street in the vicinity.
Copyright in submitted documents remains with their authors. Request removal
