Officer Report

Application No.: 15/00347/B Applicant: Mr Kevin Sykes Proposal: Blocking up of an internal opening to create two separate dwellings Site Address: 19 And 20 Lime Street Port St. Mary Isle Of Man Case Officer : Miss Melissa McKnight Site Visit: 15.04.2015 Expected Decision Level: Officer Delegation

Officer’s Report

1.0 THE APPLICATION SITE - 1.1 The application site is the curtilage of No. 19 and 20 Lime Street, a two storey end terraced dwelling located on the north eastern side of Lime Street in Port St Mary. The site also lies within the proposed Port St Mary Conservation Area. - 1.2 The application building appears as two separate dwellings and evidence would suggest, through the removal of an internal wall, that this was once the case. No. 19 and 20 Lime Street have the appearance of a traditional Manx dwelling with traditional upper three fold window fenestration, end chimney stacks and centralised porches.

2.0 THE PROPOSAL - 2.1. This current planning application seeks the approval for the blocking up of an internal opening to create two separate dwellings. The existing opening to be blocked up is between a lounge and living room.

3.0 PLANNING HISTORY - 3.1 The application site has been the subject of a number of previous planning applications, none of which are considered materially relevant to the assessment of this current planning application.

4.0 PLANNING POLICY - 4.1 In terms of local plan policy, the application site is an area of Predominantly Residential under the Area Plan for the South 2013. As previously mentioned, the application site lies within the proposed Port St Mary Conservation Area. - 4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains two policies that are considered specifically material to the assessment of this current planning application.

General Policy 2 states: "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:

• (a) is in accordance with the design brief in the Area Plan where there is such a brief;
• (b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them;
• (c) does not affect adversely the character of the surrounding landscape or townscape;
• (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses;
• (e) does not affect adversely public views of the sea;
• (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks;
• (g) does not affect adversely the amenity of local residents or the character of the locality;
• (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space;
• (i) does not have an unacceptable effect on road safety or traffic flows on the local highways;
• (j) can be provided with all necessary services;
• (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan;
• (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding;
• (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and
• (n) is designed having due regard to best practice in reducing energy consumption."

Environmental Policy 35 states: "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."

5.0 REPRESENTATIONS - 5.1. Port St Mary Commissioners has no objection to the current planning application (15/04/2015). - 5.2 The Department of Infrastructure Highway Services do not oppose the current planning application (10/04/2015).

6.0 ASSESSMENT - 6.1 In assessing this current planning application it is necessary to consider the acceptability of the additional residential unit in terms of whether adequate amenity standards can be provided, whether the use would cause any adverse impact on those in adjacent properties and have a detrimental impact on the immediate locality, and the impact upon the highway and parking. - 6.2 The application site is within an area designated as residential use and therefore the development would concur with the land use designation and the principle of the development is judged acceptable. - 6.3 Evidence would suggest that No. 19 and 20 Lime Street were once two separate residential properties. The blocking up of an internal opening to create two residential

• properties is judged to have little impact on the existing building and locality. The use of the building as two residential living units is deemed an acceptable form of development and would be reverting the building back to its original status.
• 6.4 There are to be no external modifications or alterations and each dwelling would have their own parking and garden area to the rear and would provide satisfactory amenity standards in itself.
• 6.5 The creation of two residential properties could generate more traffic as there would be an additional household created. It may be the case that each occupant of the existing dwelling has a vehicle and there may not be not be additional traffic generated. Nonetheless, it is considered that the creation of the additional dwelling would not result in a significant increase in traffic that would have an unacceptable effect on road safety or parking within the locality.

7.0 RECOMMENDATION - 7.1 Overall, it is concluded that the planning application accords with the provisions set out in General Policy 2 of the Isle of Man Strategic Plan 2007 and is 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:

• (a) The applicant, or if there is one, the applicant's agent;
• (b) The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested;
• (c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material;
• (d) The Highways Division of the Department; and
• (e) The local authority in whose district the land the subject of the application is situated.

Recommendation Recommended Decision: Permitted Date of Recommendation:

28.04.2015

Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval

• N : Notes attached to conditions R : Reasons for refusal
• O : Notes attached to refusals

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 No 1366 - 02 date stamped as received 31st March 2015.

I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control /Head of Development Management/ Senior Planning Officer.

Decision Made : Permitted Date : 12.05.2015 Determining officer (delete as appropriate) Signed :…………………………………….. Chris Balmer Senior Planning Officer Signed :…………………………………….. Sarah Corlett Senior Planning Officer Signed : Michael Gallagher Michael Gallagher Director of Planning and Building Control Signed :…………………………………….. Jennifer Chance Head of Development Management