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Application No.: 09/01170/B Applicant: Greenland Construction Ltd Proposal: Demolition of existing Church Hall and erection of a dwelling. Site Address: Methodist Church Hall Glen Maye Isle Of Man IM5 3AZ ### Considerations Case Officer : Mr Steve Stanley Expected Decision Level: Senior Planning Officer ### Written Representations 33 Ballaquark Douglas Isle Of Man IM2 2EY Interest expressed ### Consultations Consultee : Manx Electricity Authority Notes: Comments received 16.10.09 - see note1. Consultee : Drainage Division Notes: DEFER 10.09.09 - no objection subject to the following conditions:- Consultee : Highways Division Notes: Objection Consultee : Patrick Commissioners Notes: No comment 21.10.09 - no comment.
The site relates to the curtilage of the existing vacant church hall along with a strip of land to the rear, Main Road in Glen Maye. The existing property is essentially an end-terrace building abutting the kerb at the front and having no corresponding external space. The building at present is single-
storey with an approximate floor space of 70 sq .m . There is an access to the side of the building which serves the agricultural land to the rear of the building. This is not in the ownership of the applicant. There is no off-road parking serving the existing building.
The site is located within an area identified as being Predominantly Residential by the 1982 Development Order. The site is not within a conservation area.
The following previous application is considered relevant in the assessment and determination of this application:
07/01455/B sought approval for the conversion of existing hall into dwelling. This was refused at appeal for the following reason:
R1. "The submitted plans indicate no provision for outdoor amenity space and as such it is not considered that this proposal would provide an acceptable level of amenity required for a dwelling."
The Department of Transport Highways Division objects to this proposal stating that no off-street parking is provided and the location is already congested with on-street parking and is an out of town location with a limited bus service.
Patrick Commissioners have not commented on this application. The Department of Transport Drainage Division does not object to this application subject to conditions.
The Manx Electricity Authority recommends a note relating to nearby cables/lines. The owner/occupier of 33 Ballaquark, Douglas commented on the description of this application. The description has been amended to accurately reflect what is proposed.
This application seeks approval for the demolition of the existing church hall building and the erection of a two storey dwelling with a small rear garden area. The dwelling would have a traditional design, being double fronted with vertically proportioned windows to its front elevation. The dwelling would provide a lounge/dining room, kitchen/breakfast room and three bedrooms. There would be no offstreet parking provided to serve the building.
The existing building is of modest proportions forming part of a row of traditional properties. At present the hall is not used and has deteriorated in appearance.
There is no parking provision at present and the proposal does not include off-street parking. The Department of Transport Highways Division has objected to this proposal stating that the location of the site is not within a town and is served by a limited bus route.
However it is not considered that the absence of allocated parking is sufficient to warrant the refusal of this application. Firstly, consideration must be given to the fact that the existing use of the building is as a church hall with no restrictions on times of use. Whilst this use is currently ceased, it would be reasonable to expect that the building would have generated relatively large numbers of visitors and associated on-street parking. It is judged that the proposed dwelling would not result in more onstreet parking than would have occurred and could still occur as a result of the church hall use. Furthermore, the application to convert the existing building was not opposed on the grounds that there would be unacceptable on-street parking. Whilst the conversion of an existing building is a
different proposal to a new build, both scenarios involve improvements to the street scene either through upgrading and altering the existing building or replacing it with a more appropriately designed structure. It is considered that the proposed dwelling would represent an improvement to the streetscene sufficient to override the objection on parking grounds.
The previous application to convert the hall to form a dwelling was refused due to the poor level of amenity that would be achieved, largely as a result of there being no private outdoor space to serve the proposed dwelling. Bin storage was also an issue which had not been resolved. This proposal includes a strip of land to the rear to be used as garden space, providing an outdoor area of private amenity space. It is also proposed to house the bin within the inner porch at the front of the dwelling. It is concluded that there would be a sufficient level of amenity to serve the dwelling.
The existing building has a run down appearance which detracts from an otherwise attractive streetscene. Whilst the existing building could be improved through alterations and investment in its fabric, it is considered that the form of the proposed dwelling is more appropriate to adjacent properties within the terrace. It is judged that the proposed dwelling would make a positive contribution to the surrounding area.
It is considered that the following parties, who submitted comments, accord with the requirements of Planning Circular 1/06 and are therefore, afforded interested party status:
Accordingly the following parties are not granted Interested Party Status:
Recommendation Recommended Decision: Permitted Date of Recommendation: 15.10.2009 Conditions and Notes for Approval / Reasons and Notes for Refusal
C 1.
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
10 November 2009 09/01170/B Page 3 of 4
C 2. This approval relates to the demolition of existing Church Hall and erection of dwelling, Methodist Church Hall, Glen Maye, Patrick as shown by Plan A and AT 979.1 received 13th July 2009 and AT 979.2 Rev 3 received 15th September 2009.
C 3. The windows in the front elevation of the approved dwelling must be sliding sash. C 4. The roof(s) must be finished in dark natural slate. C 5. There must be no discharge of surface water to the main foul sewer. N 1. There are Underground Cables/Overhead Lines present in the area indicated in you Planning Application. Please contact the Network Operations Department, Manx Electricity Authority, (Tel. 687687) to discuss working practices around Cables and Overhead Lines which may be required to be diverted before any work can be carried out on site.
Contact the M.E.A. for Electrical Site Safety 5 documents, (Tel. 687766), before any work is carried out on site. All work to be carried out with reference to Health and Safety Executive Guidance Notes HS(G)47 \& GS6.
I confirm that this decision accords with Government Circular No 09/09 Delegation of functions, 10/09 Delegation of Functions (Development Procedure), GC No 11/09 (Advertisements) and GC No 12/09 (Registered Buildings) all to the Senior Planning Officer
Decision Made : Permitted Date : Signed : Senior Planning Officer
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