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STATEMENT IN SUPPORT OF A PLANNING APPLICATION FOR THE RESIDENTIAL CONVERSION OF EXISTING WORKSHOP AND WAREHOUSE, CORNER OF LIME STREET & LOCH ROAD, PORT ST MARY
Issued 20/12/2013 to accompany Planning Application
STATEMENT IN SUPPORT OF A PLANNING APPLICATION FOR THE RESIDENTIAL CONVERSION OF EXISTING WORKSHOP AND WAREHOUSE, CORNER OF LIME STREET & LOCH ROAD, PORT ST MARY
Issued 20/12/2013 to accompany Planning Application
1.0 Introduction 2.0 The Application Site 3.0 The Proposed Development 5.0 Planning History 6.0 Planning Policy 7.0 Assessment of the Proposals 7.0 Summary & Conclusion
Appendix A Photographs
Appendix B Photographs
1.1 The applicant, Howe Properties Ltd, is the owner of the warehouse and adjacent workshop on the corner of Lime Street and Loch Road, Port St Mary (as located on drawing 1312-001), and is seeking Planning Approval for two new dwellings on the site.
2.1 The application site comprises the three story warehouse and adjacent single storey workshop on the corner of Loch Road and Lime Street, in Port St Mary. The warehouse used to be the old Hampson Box Factory and is currently not in use.
2.2 The site is bordered immediately to the west by a courtyard surrounded by light industrial buildings, accessed from Loch Road, and to the south by Hudson’s Yard, which is enclosed by buildings of the same use.
2.3 The warehouse consists of walls of natural stone with painted timber frame windows, and a slate roof. The workshop is of more modern construction, consisting of concrete block walls with pebble dash finish and a roof of corrugated sheet.
3.1 It is proposed to create two new dwellings on the site by converting the warehouse and replacing the workshop with a new building. Dwelling 1 will comprise the new building and part of the warehouse, while the remainder of the warehouse will form Dwelling 2.
3.2 The new building will accommodate the circulation space, garage and living / dining area of Dwelling 1, as well as a terrace at second floor level.
3.3 The north, south and east walls of the warehouse are to be re pointed using lime mortar, while the west wall facing the courtyard is to be re rendered using sand cement render.
3.4 The existing warehouse windows are to be replaced with aluminium framed double glazed side hung casement windows and aluminium framed double glazed doors with metal Juliette balconies.
3.5 The warehouse roof is to be stripped and re roofed using natural slates. New cast iron gutters and down pipes are also to be fitted on the east and west elevations.
3.6 The sign reading “Hampson Box Factory, Loch Road”, which was previously on the west facing wall, is to be reinstated using a traditional font and the original blue colour.
The following planning applications have previously been made in respect of the site: 10/00783/C – Change of use from storage to office accommodation (withdrawn 16th September 2010) 10/00781/C – Change of use from storage to residential (permitted 3rd September 2010)
5.1 The relevant planning policy documents pertaining to this application are the Isle of Man Strategic Plan 2007 (SP) and the Area Plan for the South (APS) which came into effect on 1 March 2013.
5.2 The application site is within the proposed Port St Mary Conservation Area. Neither buildings on the site are registered buildings, nor are they currently proposed for registration. Although the area has not yet formally been designated a conservation area, the Port St Mary Draft Conservation Area Character Appraisal, and the SP Policies pertaining to development in conservation areas, have been taken into consideration.
5.3 The application site is within an area designated as mixed use in the APS. The proposed residential use is in keeping with the approved uses listed in paragraph 6.6.2 of the Plan. Paragraph 6.6.1 of the Plan states:
> “Generally there will be a presumption in favour of changes of use between the range of approved uses. Whilst planning approval may be required for some changes, this would normally be supported subject to the buildings being suitable for the new use.”
5.4 The landscape type designation of the application site is “U” (urban) according to Map 2 – Landscape Assessment Areas in the APS. The site is not subject to any Landscape Proposals under the Plan.
5.5 The application site is not subject to any specific development brief under the APS.
5.6 The policies of the SP considered to be relevant to the application are General Policy 2, Environmental Policies 10, 35, 42 & 43 and Transport Policy 7.
6.1 The proposed residential use is in accordance with the land use zoning and proposals for the area under the APS, in accordance with SP General Policy 2.
6.2 The main part of the proposed development involves the renovation and repair of the existing warehouse, which will prevent the building falling into disrepair and enable it to be used into the future. The bulk of the building will be unaltered, the only alterations being the formation of new French doors with Juliette balconies on the north and east facades, the replacement of the existing timber frame windows with new aluminium frame windows and the reinstatement of previously blocked up windows on the west facade.
6.3 The new door openings are to be centred on the existing window openings, and their head level mostly matches that of the windows on either side, maintaining the existing rhythm of openings. Window frames with the most slender available profile have been selected for the replacement windows.
6.4 Design of the New Building:
a) The new building will replace the existing workshop, a building not considered to be of architectural or historical significance.
b) The building has been designed with careful consideration to the adjacent warehouse and the local area. The Lime Street elevation has been broken up into planes of different colours and materials, to avoid a monolithic or box like appearance. The main part of the facade is separated from the warehouse by a vertical rendered band, similar to those in the centre of the warehouse north and east façades. The heights and positions of the windows relate to the internal spaces and the openings are sized to create a balance between solid wall and open void when viewed from the outside. The window proportion matches that of the warehouse windows, used at different sizes and orientations. The horizontal garage window uses the same module, but without a central glazing bar. The use of timber in the Dwelling 1 front door and side panel provides warmth and texture at street level. The steel beam running above the garage and front doors picks up on the industrial aesthetic of the warehouse and roughly mirrors the lintel over the Dwelling 2 garage door. This, along with the matching garage doors, helps to visually link the new building with the warehouse.
c) The second floor is partially clad in vertical timber boarding on the Lime Street façade, to visually lighten its appearance, add contrasting texture to the stone work of the warehouse, and introduce verticality in line with the dominant vertical lines of the warehouse windows. The timber cladding is repeated on the rear elevation to soften its junction with the warehouse, while providing contrast of materials between the two. Timber cladding has been used at the Old Sail Loft in Lime Street, as well as in recent developments on the Underway. Timber is therefore considered to be an appropriate material for the area.
d) The east facing window to the living/dining area is screened with horizontal louvers which will be angled to admit daylight while providing privacy and preventing overlooking of the properties opposite.
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e) The rear (west facing) facade is pulled back behind a solid 1m high parapet wall at 2nd floor level, reducing its visual impact. f) The roof has a slender and minimal fascia profile to reduce its visual impact. 6.5 The Port St Mary Draft Conservation Area Character Appraisal describes the area as follows:
"The earlier cottage-style fishermen's dwellings that grew around the harbour and extended southwards along Lime Street are on a small, compact scale. They are built in stone, although some are rendered." (page 8)
"Hudson's Yard on Lime Street is an untidy jumble of business units and lock-up garages, which detracts from the proposed conservation area. The area was formerly the home to a kipper curing works and a builder's yard. A fine stone chimney remains, but no other buildings have any architectural merit." (page 19)
6.6 The character and appearance of the area is therefore highly varied. It comprises a mix of light industrial and residential uses and a mix of materials including walls of natural and rendered stone, roofs of slate and corrugated sheeting and window frames of timber and uPVC. The visual appearance of the streetscape is also very irregular. The buildings of Hudsons Yard, while mainly of stone wall construction, have roofs of varying pitches and orientations. The tall chimney creates a bold vertical juxtaposition against the low buildings of Hudsons Yard. There is a strong contrast between the industrial character of the west side of Lime Street and the compact fishing cottages to the east, which is part of the appearance and character of the area.
6.7 The Appraisal further states:
"Hudson's Yard on Lime Street is another area where environmental improvement works would be beneficial. With the exception of the fine stone chimney, none of the remaining buildings have any architectural value. Detailed consideration needs to be given to the future use of this site."
The existing workshop is a continuation of the jumble described in the Appraisal, and its replacement is an opportunity to begin to improve the area. However, we are of the view that the uniquely varied character of the area should not be homogenized or made dull by the addition of a generic and unimaginative building that resorts to pastiche in an effort to stay in keeping with the area. The contrast between the character of the east and west side of Lime Street also needs to be maintained. There is therefore an opportunity to make a bold statement with the design of the new building, providing that it is sufficiently pleasing in itself.
6.8 The proposals seek to replace the existing workshop, which is of modern construction and poor form, with a more carefully designed and detailed modern building of improved
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utility, incorporating more varied and interesting textures and materials. We consider that overall the new building will be an improvement and will enhance the character appearance of the area.
6.9 The adjoining neighbours and other residents from the area have viewed the proposals and the applicant advises that the response has been overwhelmingly positive.
6.10 It is considered that, in light of the treatment of the warehouse and the design of the new building, that the proposed development respects the site and surroundings and does not affect adversely the character of the surrounding townscape, does not affect adversely the amenity of local residents or the character of the locality, and provides satisfactory amenity standards in itself, in accordance with SP General Policy 2 parts (b), (c), (g) & (h)
6.11 It is considered that the proposals would preserve or enhance the character or appearance of the area, and would not constitute inappropriate development that would adversely affect special features contributing to the character and quality of the area, in accordance with SP Environment Policy 35.
6.12 The proposals have been carefully designed, taking account of the particular character and identity of the immediate locality, in compliance with Environment Policy 42.
6.13 Flood Risk: The application site is in an area considered to be at risk from tidal flooding according to the Isle of Man Department of Infrastructure Flood Risk Maps. A flood risk assessment and details of proposed mitigation measures is therefore appended to this statement as required by SP Environment Policy 10 (see Appendix B.)
6.14 Parking: SP Transport Policy 7 requires that parking provision must be in accordance with the Department’s current standards in all new development. The standards state that residential properties should have two parking spaces within their curtilage. Dwelling 1 has internal parking for at least two cars. Dwelling 2 can accommodate one car internally but may require on street parking for a further vehicle.
However, the SP does state that the 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.” (SP Appendix 7, A.7.6).
We would argue that the proposals will result in the preservation of the warehouse, which is a building of architectural interest, and the improvement of the area. The site is accessible from the existing bus network and there will be a net increase of one vehicle parked in the street. It is therefore considered that the proposals satisfy the criteria for the relaxation of the parking standards.
7.1 The proposed development represents an opportunity to repair and improve a fine old building, providing homes for two families and making it usable for the future.
7.2 The proposed residential use is in keeping with the area’s mixed use designation in the Southern Area Plan and Planning Approval has previously been granted for this use.
7.3 The proposed alterations to the warehouse have been sensitively considered and attempt to balance cost and utility with the aesthetic appearance of the existing building.
7.4 The proposed new building is necessary to the overall refurbishment project. It has been carefully designed and, although of bold appearance, it is considered that it will be an improvement on the existing condition and will enhance the character and appearance of the area.
01 – View of the application site from Lime Street (looking south).
02 – View of the application site from Lime Street (looking north).
03 – View of the application site from Loch Road.
04 – Rear elevation from courtyard to the west.
B.1 The following is an assessment of the flooding risk, and details of mitigating action in the event of flooding, to accompany the planning application in respect of the proposed residential conversion of the workshop and warehouse, corner of Lime Street and Loch Road, Port St Mary.
B.2 The application site is in an area considered to be at risk from tidal flooding according to the Flood Risk Maps of the Isle of Man Department of Infrastructure Flood Watch web page. (https://www.gov.im/transport/floodwatch/). The Map shows the maximum sea water level in this area likely to be reached with a return period of 1 in 200 years (equivalent to a 0.5% probability of occurring in any year), including an allowance of +0.45 metres for climate change by 2070, in accordance with the Isle of Man Flood Risk Guidance (Department of Infrastructure, 2008). The property has been insured and no additional premium has been demanded by the insurers in respect of flood risk.
B.3 The Isle of Man Water & Sewerage Authority Flood Risk Management Engineer has confirmed that the level of the flood event is 4.6 metres above Douglas 02 datum.
B.4 The level of the finished ground level outside the workshop and warehouse, relative to Douglas02, were surveyed on 17th December 2013, using survey stations provided by the Department of Infrastructure Surveys Department as a bench mark. The survey was carried out using a dumpy level. The levels were found to be 4.30 and 4.23 respectively.
B.5 The lowest finished ground floor level of the proposed new dwellings is to be 4.38, 0.22 metres below the projected flood level.
B.6 Proposed Mitigating Action
B.6.1 It is not practical to further raise the ground floor level of the warehouse, due to the limited head room. It is also not desirable to further raise the Dwelling 1 garage level, as this would necessitate a large step down from the garage into the dwelling.
B.6.2 As the lowest new ground floor level is less than 0.3 metres below the maximum projected flood level, it is considered that the ground floor garage and entrance doorways of the proposed new dwellings could be effectively barricaded with sand bags in the event of flooding.
B.6.3 Cars parked in the garages of both Dwellings could be moved to higher ground in cases of severe flooding.
B.6.4 Other mitigating action can be taken as directed in the Department's Flood Watch advice, and as further agreed with the Department.
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