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Application No.: 15/00370/B Applicant: Mr Alan Burrows Proposal: Erection of extension to rear elevation and conversion of upper floors into two apartments Site Address: 50 Bucks Road Douglas Isle of Man IM1 3AD Case Officer : Miss S E Corlett Photo Taken: 02.06.2015 Site Visit: 02.06.2015 Expected Decision Level: Officer Delegation
Officer’s Report THE SITE
1.1 The site is the curtilage of 50, Buck's Road, a mid terraced property which is two storied but with a substantial flat roofed dormer on the front and rear, like that next door (number
52) which effectively makes the property three storeys. At the rear there is a two and a half storey monopitch roofed annex which abuts the flat roofed rear annex at number 52. The building is currently used as an insurance agent's on the ground floor including the rear annex which is used as a kitchen and staff room. The first and second floors are used as offices accessed from the main office downstairs. There is car parking provision for two vehicles in the rear yard. The property lies between Mona Street and Albert Street.
1.2 The submitted plans identify the wrong property on the location plan (number 52) so any approval should not make reference to this plan. - 1.3 The rear lane is characterised by a variety of multi-storey rear annexes, many flat roofed and most basic in form and finish. The property to the south, occupied by the Copy Shop who have their operations on all floors, has a single storey annex at ground floor level which provides staff facilities and a small toilet above on the first floor, within an annex which projects out over only part of the ground floor extension. THE PROPOSAL
2.1 Proposed is the conversion of the upper floors to two self contained flats and the extension of the building at the rear to accommodate this. The extension will be built out at first and second floor level, retaining the ground floor parking in the rear yard and will extend the building in flat roofed form out by 2m further than the existing monopitch roofed annex and 8m further out from the rear elevation and thus from the rear elevation of number 48. - 2.2 The extension will have no windows in the side elevations and a recessed balcony facing the rear lane. - 2.3 The flats will have their own access from the rear lane without going through the office. - 2.4 The applicant indicates that they have operated from the site for ten years and now that they have other branches on the Island, they do not need the upper floors for offices and wish to use them as residential apartments. They consider the new entrance to the apartments from the back lane to be well lit and safe. They explain that the two parking
spaces will be availablefor the flats in the evening and to the offices in the day time and the business also rents two parking spaces in the car park at 49-51, Buck's Road. The flats will have a clear, pleasant outlook over Buck's Road which is quiet at nights and the living accommodation has views to the south.
3.1 The site lies within an area of Predominantly Residential on the Douglas Local Plan of
"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:
3.2 Housing Policy 17 is also applicable:
"The conversion of buildings into flats will generally be permitted in residential areas provided that:
4.1 The site itself has been the subject of a number of applications for the various uses within the building including the use of the building for offices and the construction of the dormer in 1996. - 4.2 Elsewhere within the terrace there have been extensions at the rear, number 46, for example having a three floor extension to provide storage (PA 09/02006) which is the subject of a current application for conversion of the rear space to office use (PA 15/00476/B). REPRESENTATIONS
5.1 Douglas Borough Council and Department of Infrastructure Highway Services indicate that they do not oppose the application (20th and 30th April, 2015 respectively). - 5.2 The owners/occupiers of 48, Buck's Road have been contacted by letter to seek their views. they did not respond in written form but a site visit on 2nd June, 2015 involved a discussion with them. The owner of the Copy Shop explained that they were aware of a proposal for an extension at the rear but not of the form or use and had not seen the plans.
He indicated that in time they may consider extending their own premises perhaps in a similar fashion but that is not being progressed at the current time. They see no issue with what is currently proposed and it would not preclude them doing something similar in the future.
6.1 The issues in this case are whether the proposed works would have an adverse impact on the streetscene, whether there would be sufficient provision for car parking and whether there would be adequate amenity space for those living in the flats. - 6.2 The rear lane, as stated above, is characterised by rear outlets of varying size and appearance and what is proposed will not be out of keeping with these. The visibility of the proposed extension is limited from Albert Street by existing rear annexes at numbers 42 and 46 and it will not extend out as far as that at number 54 so will have that as a partial back drop. As such it is considered that the proposal is acceptable in terms of the impact on the streetscene. - 6.3 The proposal will retain the two existing parking spaces and the applicant has explained that there will a shared arrangement between the residents and the office staff. If the occupants work in Douglas then this may not work so well for them, but it is also likely that if they live in Douglas they may choose not to have a car. It is considered that the proposal will not have an adverse impact on highway safety. - 6.4 Whilst the property looks out over a rear lane, there is perhaps more space available at the rear due to the position of the lane between Albert and Mona Streets. The light and outlook available is therefore considered acceptable. There is a separate bin store within the site which is not on public display nor passed on the way into the flats. Whilst there is not a great deal of space for amenity purposes, it is not dissimilar to many other blocks of flats where the rear yard has been given over to car parking. It is considered that the outlook and amenities available to the flats is acceptable.
6.4 The application is recommended for approval. PARTY STATUS - 7.1 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:
02.06.2015
Conditions and Notes for Approval / Reasons and Notes for Refusal
C : Conditions for approval
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 drawings P00, P01, P02, P03 and P06 all received on 2nd April, 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 : 04.06.2015 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
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