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Application No.: 09/01498/B Applicant: Clear Homes Ltd Proposal: Conversion of existing offices on first and second floors into two flats Site Address: 8 Michael Street Peel Isle Of Man IM5 1RF ### Considerations Case Officer : Mr Steve Stanley Expected Decision Level: Senior Planning Officer ### Written Representations ### Consultations Consultee : Highways Division Notes: Do not oppose Consultee : Peel Town Commissioners Notes: Approve Consultee : Chief Environmental Health Officer Notes: see letter.
The application site relates to 8 Michael Street, Peel, a mid terrace property situated on the southern side of the street. The building has three storeys and is currently laid out as a retail unit at ground floor level (integrated with the adjacent property No.6) and offices at first and second level. To the rear of the building is a single storey outlet labelled on the submitted drawings as being an "empty outhouse".
This application seeks approval for the conversion of the existing offices on the first and second floors into two residential flats. The flat proposed on the first floor would provide a lounge with a kitchenette along with a bedroom and bathroom. The second floor flat would provide a lounge with kitchenette and two bedrooms and a bathroom. Access to the flats would be from a yard which fronts onto Douglas Street via an external staircase and from Michael Street via an entrance at ground floor level. Bin storage would be provided within a dedicated store room within the yard area to the rear of the building. Each flat would have a washer/dryer for clothes drying.
The application site is located within an area identified as being mixed use by the Peel Local Plan. Policy 2.4 of the plan states:
"Improved maintenance or refurbishment of the upper levels will be encouraged. A reasonably flexible attitude will therefore be adopted as to the use of upper levels within predominantly retail areas in order to permit their conversion to residential or office use."
Paragraph 3.3 of the Peel Local Plan goes on to state:
"The foregoing policy is seen as a method of injecting private investment into structures which might otherwise prove uneconomic to refurbish or convert. It is also seen as a way of encouraging maintenance of the upper levels of the shopping streets, Michael Street in particular."
Within the Isle of Man Strategic Plan, the following are considered relevant in the consideration of this application:
Paragraph 8.13.2, which states:
"The size, layout, occupancy, etc., of flats are controlled by the Housing (Flats) Regulations 1982. However, all flats should also have a good external environment, characterised by -
Housing Policy 17, which states:
"The conversion of buildings into flats will generally be permitted in residential areas provided that: (a) adequate space can be provided for clothes-drying, refuse storage, general amenity, and, if practical, car-parking; (b) the flats created will have a pleasant clear outlook, particularly from the principal rooms and (c) if possible, this involves the creation of parking on site or as part of an overall traffic management strategy for the area."
The following previous planning applications are considered relevant in the assessment and determination of this application: 87/00907/B sought approval for the conversion of disused flat into offices, upper floors 8 Michael Street, Peel. This was permitted. 08/02061/B sought approval for the demolition of single storey extension and alterations to rear elevation. This was permitted. 08/02063/B sought approval for the installation of a replacement shop front. This was permitted. 08/02228/D sought approval for the erection of illuminated signage. This was permitted.
Peel Town Commissioners recommend that this application be approved.
The Department of Transport Highways Division does not object to this application and in doing so notes that the off street parking standards have been relaxed for this application due to the proposal securing the re-use of a building within a conservation area which is within a reasonable distance of an existing bus route and off street car parking and like for like, the use as an office would generate staff and vehicle parking.
The Environmental Health Section of the Department of Local Government and the Environment has expressed an interest in this application with regard to the Housing (Flats) Regulations 1982.
23 November 2009
09/01498/B
The main issues to be considered in the determination of this application are whether the proposed flats would provide a sufficient level of amenity for future occupiers and whether the conservation area would be adequately protected from inappropriate development.
The proposed conversion would represent investment in the building which would benefit the conservation area by improving the fabric of the building and introducing a permanent use to the upper floors which would improve the vibrancy of the area in line with the intentions of the Peel Local Plan.
With regard to Housing Policy 17 of the Strategic Plan, the flats would be provided with (a) adequate space for refuse storage and clothes drying would be provided for by internal washer/dryers. General amenity space would be limited to the yard to the rear however public open space is available close by in the form of St Peters Church grounds and further beyond, Peel Beach.
Each flat would be laid out so that the main living areas have a view onto Michael Street and as such it is judged that a clear outlook from principal rooms would be provided. The bedrooms would have an outlook to the rear which would be across the yard of the proposal site and those of adjacent properties. Whilst not an ideal outlook, it is judged that on balance the flats would be provided with an acceptable outlook.
The Department of Transport does not object to this application and in doing so notes that the off street parking standards have been relaxed for this application due to the proposal securing the reuse of a building within a conservation area which is within a reasonable distance of an existing bus route and off street car parking and like for like, the use as an office would generate staff and vehicle parking. It is judged that on the basis of this assessment, the lack of dedicated parking provision to serve the proposed flats is acceptable.
The proposed conversion would include a number of relatively minor additions to the building such as a flue and some grilles serving cooker extractors. Whilst these would not enhance the appearance of the building, they are of a small scale and due to the width of the street would not be readily visible to passer by. It is judged that these additions are an acceptable concession when balanced against the re-use of the building which is in a prominent location within the Peel Conservation Area.
Permit.
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:
The Department of Transport Highways Division Accordingly the following parties are not granted Interested Party Status: The Environmental Health Section of the Department of Local Government and the Environment
Recommended Decision: Permitted
N : Notes attached to conditions R : Reasons for refusal
C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
C 2. This approval relates to the conversion of existing offices on first and second floors into two flats, 8 Michael Street, Peel as shown by P01, P12, P13, P14, P15, P16 and P17 all received 10th September 2009.
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 : 26/11/09
Signed : Senior Planning Officer
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