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The application site is the curtilage of Workshop/Store adjacent to 1 Victoria Terrace, Glen Road, Laxey. The existing building is a two storey mid terrace situated to the south western side of Victoria Terrace and adjoins 1 Victoria Terrace and Stream Cottage.
To the rear of the existing two storey building is another workshop which is within the curtilage of the application site.
The application seeks permission for the approval in principle to convert the former workshop/store into a private dwelling.
The adjacent workshop to the rear of the two storey building is to be removed and a garden formed.
The site has had one recent planning application, which is as follows:
PA 90/04114/C Change of use of joiners workshop to engineers workshop.
The above application was permitted
The application site is within an area zoned as "Predominantly Residential Use" identified on the Laxey and Lonan Area Plan 2005. It is appropriate to consider General Policy 2 of the Isle of Man Strategic Plan (20th June 2007).
Highways Division do not oppose as it has no adverse traffic management, parking or road safety implications.
Laxey Commissioners recommend approval of the application, but point out the following: "1. parking in general is an issue on Glen Road and consideration will need to be given to reducing the impact of the additional vehicles that will result from the property being a private dwelling.
Isle of Man Water and Sewerage Authority have no objection, subject to conditions.
The owner/occupier of 1 Victoria Terrace, Glen Road Laxey in principle is supportive of any improvements to the property but has made the following objection: "Whilst the application states that the DOT considers the roadside parking to be acceptable I do not concur with this view. The current parking situation is congested especially between the hours of 5:30pm and 8:30am on weekdays and all day weekends. A site visit during these hours will substantiate this. The recent residential developments on Glen Road have all provided off road parking so not as to increase the burden although I accept the provision of off road parking is not possible for this property.
Whilst I acknowledge this is an application in principle, I should like it on file that if this application is successful then any detailed application should include sufficient measures to preserve my current level of privacy and not afford the dwelling to overlook my garden and conservatory."
Given the nature of the application it is appropriate to consider the relevant points from General Policy 2 of the Isle of Man Strategic Plan (20th June 2007) which will normally permit development, provided that the development:
"(c) does not affect adversely the character of the surrounding landscape or townscape; (g) does not affect adversely the amenity of local residents or the character of the locality; (i) does not have an unacceptable effect on road safety or traffic flows on the local highways." The application seeks permission for the approval in principle for the conversion of an existing workshop/store to a dwelling. In the assessment of the application it is appropriate to consider the following points:
The application site is within an area zoned as "Predominantly Residential Use" identified on the Laxey and Lonan Area Plan 2005. The proposed development is considered acceptable in terms of land use zoning and conforms to the land use zoning of the Local Plan.
The application is for the approval in principle to convert the former workshop and stores, therefore there is already a building which has an existing impact to the residential amenity of the locality. The existing use of the building is as a workshop/store, it is considered that the conversion to a dwelling would be more in keeping with the adjoining properties and may improve the private amenity of the neighbouring properties.
It is considered that the main property that could be affected by the development is 1 Victoria Terrace; it is considered however that the conversion of the property to residential accommodation would not unduly harm the private amenities of the neighbouring property.
In terms of the impact of the residential development of the application site on public amenity the two main considerations are the visual appearance of the proposal on street scene and the potential impact to the Conservation Area.
The property contributes to the character and appearance of the Conservation Area and the street scene in general. The principle of the conversion would not adversely affect the character and appearance of the street scene, but this should be assessed thoroughly as part of the reserved matters application.
It is considered that any external works would need to be sympathetic and must comply with Environment Policy 35 which aims to preserve or enhance the character and appearance of Conservation Areas.
Therefore, in terms of the impact to public amenity it is judged that the conversion of the building to a private dwelling would not unduly impact public amenity.
The application site has no onsite parking within the curtilage, and there is no parking provided as part of the approval in principle. The Agent has discussed the parking issues with the Highways Division of the Department of Infrastructure who were satisfied that roadside parking was acceptable. Recent developments along Glen Road have provided off road parking, however in this instance the application site would not allow for the creation of off road parking.
The Highways Division note that the application is seen like for like with its current use, there would be no intensification of use as part of the application.
DRAINAGE
In relation to the drainage aspect of the proposal, foul drainage already exists and passes through the right of way to the main is the road, storm water drainage passes to the river to the rear. The Drainage Division has requested as part of a detailed/reserved matters application provisions for suitable flood protection should be included.
For the above reasons the application is considered to be acceptable and is recommended for approval.
The local authority is, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (c) and (d), considered an "interested person" and as such should be afforded party status.
The Department of Transport Highways and Traffic Division is now part of the Department of Infrastructure of which the planning authority is part. As such, the Highways and Traffic Division cannot be afforded party status in this instance.
The owner/occupier of 1 Victoria Terrace, Glen Road, Laxey are afforded party status.
The Isle of Man Water and Sewerage Authority are not afforded party status.
Recommended Decision: Permitted
Date of Recommendation: 29.03.2011
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal O : Notes attached to refusals
The application for approval of the reserved matters shall be made to the Planning Authority before the expiration of two years from the date of this permission.
Approval of the details of external alterations of the dwelling and internal layout of the dwelling (herinafter called "the reserved matters") shall be obtained from the Planning Authority in writing before any development is commenced.
This approval in principle relates to the conversion of the former workshop/store into a private dwelling defined by the red line on drawing Location/Site Plan date stamped 24th February 2011.
Provisions for suitable flood protection which must be included in any reserved matters application.
The workshop contained to the rear must be demolished and all demolition materials removed from site, and the site reinstated as a garden as part of the conversion of the former workshop/store into a private dwelling.
I confirm that this decision accords with the appropriate Government Circular delegating functions to the Senior Planning Officer.
Decision Made : Permitted Date : 04/11
Signed: _______________ Senior Planning Officer
Signed: _______________ Senior Planning Officer
29 March 2011
29 March 2011
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