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01 APPLICATION DETAILS
Location: Residential property Fairfield, Peat Road, St John's. Application for change of use of land not involving building or engineering operations. Applicant: Culture Vannin (formerly Marie Heritage Foundation) Agent: Horncastle Thomas Ltd
02 DESCRIPTION
The application proposes a material change of use from a residential property to offices, temporary exhibition space and retail point for Culture Vannin.
03 CONTEXT
03.1 SITE
The site is centrally located in St John's, immediately opposite Tynwald Hill and within the proposed conservation area.
The site is on the Main Road, St John's, the main route between Douglas and Peat; adjacent to tea rooms and Bunsooll Ghastgagh; and connected to Tynwald Hill, the Royal Chapel, Arboretum and associated parking by a controlled pedestrian crossing.
As noted in the Foreword to the St John's Local Plan (1999) the area is, "arguably, the island's most historically important settlement" and any development should, "supporting and enhancing the important historical and constitutional position which the village commends."
This application would offer the opportunity to enhance and promote this focal point of the community by locating the offices, a temporary exhibition space and retail point for Culture Vannin, a positive presence whose remit is to promote Manx culture and heritage.
03.2 BUILDING
The building is two-storey with painted render walls and a slate roof. It has previously been extended with a set back two storey extension to one side and a single storey extension at the rear. It has an integral garage and parking spaces.
The polite facade to the main volume of the building differentiates it from the surrounding buildings, which are simpler in detailing and of varying materials - natural stone, brick and render with slate roofs.
03.3 PLANNING CONTEXT
The site is included in a small area of land designated as residential in the St John's Local Plan (1999). It sits immediately adjacent to a retail area; an ancient monument, an area of buildings of civic, cultural and other special uses; and public open space.
Relevant policies include the Strategic Aim, Strategic Policy 1, Strategic Policy 2, Strategic Policy 4, General Policy 3 (h), Business Policy 7. The proposal would have to comply with the standards for car parking set out in Appendix 7 of the Strategic Plan. Development should generally satisfy the requirements set out in the guidance notes for the St John's Local Plan (1999) PC 6/99.
The site has been the subject of 3 previous planning applications; 94/01351/B Alterations and Extensions; 86/00088/B Alterations and Extensions to form antique shop with living accommodation above; 85/01147/A Approval in Principle to form an antique shop with living accommodation over. All were permitted.
04 DESIGN PRINCIPLES
The proposed change of use would be effective in providing a complimentary and appropriate use to the building, enhancing the character of the surrounding area.
04.1 USE
The building is currently vacant, but has most recently been utilised as a residence. It has been on the open market since September 2013.
Although orginally built as a dwelling the building has previously served as St John's Police Station (an orginal cell door still in evidence in the building) and an antique shop with living accommodation over (the latter approved under applications 85/01147/A and 86/001351/B).
This application is to provide central offices for Culture Vannin, plus The Tynwald Exhibition and a retail point, aimed at people already visiting Tynwald Hill and the Royal Chapel.
With their present lease at The Nunnery expiring, this will give Culture Vannin a suitable space to promote Manx culture and heritage in a location that is complimentary and appropriate to the surrounding land use.
04.2 AMOUNT
The building is arranged over two floors with attic space. This application is for a change of use, with no extensions.
220 sqm existing (total gross internal floor area, including garage) 63sqm proposed office area (within the above area)
04.3 LAYOUT
The main volume of the building is rectangular, split centrally by a staircase and arranged over three floors. This has been extended at ground and first floor to one side and to the rear at ground floor only.
The proposal is for the offices to occupy part of the existing first and attic floors.
The existing ground floor bathroom will be converted to use as an accessible wc for disabled persons, whilst the upstairs bathroom will be converted to a w.c. One w.c will be designated for women, one for men.
04.4 SCALE
The building, although modest, has undergone some gentrification. The main volume of the building is successful in terms of proportions, the side extension less so. Nevertheless, as a whole the scale and proportion of the building aids in providing the building with a presence, suitable for Culture Vannin. This application involves no alteration to this element.
04.5 LANDSCAPING The hard landscaping to the front of the building, including car parking area will be retained. 04.6 APPEARANCE The building's appearance is simple with traditional materials of painted render and slate being utilised. Under these proposals this will not alter.
18 JUNE 2015
ISSUE
PLANNING APPLICATION
Culture Vannin
148 Culture Vannin Offices
Fairfield House - St John's
Number
66
Scale
NA
Design + Access Statement 01
Do not paste from this drawing. In reference only to Exhibit or site site is commencing early. Any disclaimers found between Publication given or this drawing and this grant elsewhere is regulated on site prior to written investment in the project as listed in Listing.
© horncastle.thomas
St John's Board
Citygill
SE 81 40
NH - LA
AREA NO. 404
| Received 19061515 0069 | |
| Amended | |
| DEFA, PLANNING AND BUILDING CONTROL DIVISION | |
| Town and Country Planning Act 1999 | |
| Own and Officer Initials | |
| Decision | |
| Appeal |
| PLANNING APPLICATION | Culture Vannin |
|---|---|
| 144. Culture Vannin Offices | Fairfield House - St John's |
| Number | 66 |
| Scale | NA |
| © | 25 About Street Douglas TELE 02 1862 |
| horncastle:thomas | 061 US 4104 461 84 |
The site is noted as residential in the St John's Local Plan (1999). It sits, however, adjacent to an area of civic, cultural and other special uses, a retail area and public open space. The building has, in its past, been both retail and a police station.
A change of material use for the site, from residential to offices, plus temporary exhibition and retail point for Culture Vannin, whilst not in line with the zoning for the area, would be suitable and complimentary to the immediate surrounding areas, enhancing the focal point of the village.
Strategic Aim: To plan for the efficient and effective provision of services and infrastructure and to direct and control development and the use of land to meet the community's needs, having particular regard to the principles of sustainability whilst at the same time preserving, protecting, and improving the quality of the environment, having particular regard to our uniquely Manx natural, wildlife, cultural and built heritage.
The proposals seek to meet the community's needs in terms of better and more focused location in the provision of services, and sustainability (reusing an existing building) whilst preserving the quality of the environment, specifically in relation to the contribution that the building makes to the public realm.
SP1 Development should make best use of resources by: a) optimising the use of previously developed land, redundant buildings, unused and user-used land and buildings, and re-using scarce indigenous building materials; b) ensuring efficient use of sites, taking into account the needs for access, landscaping, open space and amenity standards; c) being located so as to utilise existing and planned infrastructure, facilities and services
Primarily, the development would return a vacant building and site to use (a) existing access, landscaping, open space and amenity would be utilised (b); existing infrastructure, facilities and services would be utilised (c).
SP4 Proposals for development must: a) Protect or enhance the fabric and setting of Ancient Monuments, Registered Buildings, Conservation Areas, buildings and structures within National Heritage Areas and sites of archaeological interest; b) protect or enhance the landscape quality and nature conservation value of urban as well as rural areas but especially in respect to development adjacent to areas of Special Scientific Interest and other designations and; c) not cause or/and to unacceptable environmental pollution or disturbance
The proposals would protect the fabric and setting of this area of St John's, the focal point of the community.
GP3 Development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan with the exception of: a) buildings or works required for interpretation of the countryside, its wildlife or heritage;
Although zoned as residential, this proposal will locate Culture Vannin, responsible for promoting Manx culture and heritage, in an appropriate location, siding in the interpretation of heritage.
BPT New office floor space should be located within town and village centres on land which is zoned for the purpose on the appropriate area plan; exceptionally, permission may be given for new office space b) in buildings of acknowledged architectural or historic interest for which office use represents the only or most appropriate predicable and economic way of securing future use, renovation and maintenance.
Although the building is not of acknowledged architectural or historic interest, it is within a proposed conservation area and immediately adjacent to an area of national importance. The proposed use for Culture Vannin would be appropriate to the area and secure the future use of the building.
TP/1 New development should, where possible, be located close to existing public transport facilities and routes, including pedestrian, cycle and rail routes.
TP/2 The layout of the development should, where appropriate, make provision for new bus, pedestrian and cycle routes, including linking into existing systems.
Within the built centre of the village and on the main road between Peel and Douglas, this proposal is well located; served by public transport, bus stops being sited nearby; and close to the cycle route and footpath on the former rail route.
TP/4 The new and existing highways which serve any new development must be designed so as to be capable of accommodating the vehicle and pedestrian journeys generated by that development in a safe and appropriate manner, and in accordance with the environmental objectives of this plan.
TP/8 Any improvements to the island's highway network, including the provision of new roads, footpaths, and cycle routes, should be undertaken in accordance with the environmental objectives of this plan.
TP/8 In the design of new development and transport facilities the needs of pedestrians will be given similar weight to the needs of other road users.
The development will provide parking for 3 vehicles, with safe links for pedestrians to nearby footpaths, public transport and car parks.
TP/7 The Department will require that in all new development, parking provision must be in accordance with the Departments current standards
A.7.2 OFFICES states "The current car parking standard associated with town-centre office development is one space per 50 sq.m. of net office floor space, preferably provided on-site, but otherwise provided conveniently close to the site. Where...outside...town...the...standard is one space per 10 sq.m. of net office floor space."
The proposed change of use will retain three parking spaces. The proposed net office floor space is approximately 63 sq.m. This will require, according to Appendix 7 above, a total of 5 parking spaces. A further 2 spaces will therefore be required. Three spaces will be provided in the public car park to the south-west of The Tynwald Inn Public House, conveniently close to the building.
The temporary exhibition space will house The Tynwald Exhibition, formerly housed in the church hall adjacent to The Royal Chapel and will be aimed at people already visiting the area. The building is close to public car parking.
Tynwald Hill
4.1...The need to protect the open space and rural character of the village, and in particular the setting of Tynwald Hill, is essential...
Tynwald Heritage Centre
4.2 The need for a Heritage Centre in St. John's has been identified in the Civic Trust Report...entitled "Heritage and Progress" and subsequently included as a recommendation for a review in the Issues and Options document. Tynwald acknowledged this need in the Manx Heritage Foundation Act 1982 which encouraged the Manx Heritage Foundation (i.e. Culture Vannin) to provide this facility...it is recommended that a (n) building within close proximity to Tynwald Hill, preferably within the Conservation Area, be converted for use as a Heritage Centre. It is felt in the interests of preserving the historic setting of the area that such a facility is provided in an existing building rather than a new building.
4.4 in light of the national significance of the Tynwald Hill ancient monument, no development shall be permitted which would prejudice either the setting of this general area or the operations of the annual ceremony.
4.5 The Department would support the principle for establishing a Tynwald Heritage Centre and a transport museum within the study area. In both cases care should be taken to select a site which can be appropriately accessed and where adequate car parking is available. Any new building must be designed so as to fit in with its surroundings.
4.6 It is proposed that consideration be given to establishing a Tynwald Heritage Centre within the designated conservation area in close proximity to Tynwald Hill. The proposed Tynwald new centre is the renovation and conversion of the existing building and building if and when a new school complex is developed.
Since the publication of the St. John's Booklet, the new primary school has been built in the area, however the old school and stated preferred location for a heritage centre, rather than become redundant, has housed the Burdew's (Thornside) floor 6823, a Manx language primary school.
This reinforces the area as a unique venue and national focal point for culture.
This application for a proposed change of use from a residential building to offices, temporary exhibition space (to house The Tynwald Exhibition) and retail point for Culture Vannin is immediately opposite Tynwald Hill and adjacent to Bunscoll Ohaegagh. Whilst not a Heritage Centre, this will aid in the promotion of Manx culture and heritage.
The proposed change of use is appropriate for the location; is implied as acceptable in the Local St. John's Plan; and, by re-using an existing building will not damage the character of the area or the important setting of Tynwald Hill.
Do not state from this location. No limitation to the terms and conditions of this Plan, including those of the Workplace, Rural between City/area, plan or the area/control of grant structure or contract or the level of contract/coverage in the place/control of using.
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