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Application No.: 09/01685/B Applicant: Clear Homes Ltd Proposal: Alterations and conversion to a duplex apartment Site Address: Store/Warehouse To Rear Of 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 : approved. Consultee : Chief Environmental Health Officer Notes : Comments received
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 which have approval to be converted to form two apartments (see planning history below). To the rear of the building is a single storey outlet labelled on the submitted drawings as being an "empty outhouse" which is the subject of a current planning application. The building has a three storey rear outlet and part of this forms the basis of this application.
This application seeks approval for the conversion of a section of the rear three storey outlet to form a duplex apartment. The residential unit created would have a kitchen and W.C at first floor level, a lounge at second floor level and a bedroom and bathroom at third floor level. Access to the building would be via a paved yard area accessed from Douglas Street. An external concrete staircase would lead to the first floor door to the apartment. The yard area would provide a dedicated bin storage shed.
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;
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. 09/01212/B sought approval for the installation of replacement windows. This was permitted. 09/01498/B sought approval for the conversion of existing offices on first and second floors into two flats. This was permitted. 09/01623/B sought approval for the installation of a new shop front. 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 proximity of parking to the site and the fact that there is a regular bus service.
The main issues to be considered in the determination of this application are whether the proposed duplex apartment would be provided with 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 flat 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.
The flat would be laid out so that the main living areas have a view up Douglas Street and due to the height of the building, the lounge and bedroom window facing up the street would have a clear outlook. It is judged that a sufficiently clear outlook from principal rooms would be provided.
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 fact that parking is available close by and there is a regular bus route.
The proposed conversion would include a number of relatively minor alterations to the building such as new windows and a new staircase, all of which would enhance the existing building which has a run-down appearance and is visible from Douglas Street. It is judged that these alterations would enhance the appearance of a building which is visible from public vantage points and as such would benefit 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:
Peel Town Commissioners The Department of Transport Highways Division
Recommended Decision: Permitted
Date of Recommendation: 27.01.2010
C : Conditions for approval 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 alterations and conversion of store/warehouse to duplex apartment, 8 Michael Street, Peel as shown by Planning Statement, 06(c)1622P01, 06(c)1622P12, 06(c)1622P13, 06(c)1622P14, 06(c)1622P20, 06(c)1622P21 and 06(c)1622P22 all received 16th October 2009 and Supplementary Planning Statement 16th November 2009.
C 3. Prior to the commencement of works, details must be submitted to and approved by the Planning Authority showing how the access from Douglas Street is to be secured to ensure the safety of occupants of buildings served by the access.
C 4. Prior to the commencement of works, full details of the hard-surfacing, lighting and planting scheme for the yard area leading from Douglas Street must be submitted to and approved by the Planning Authority.
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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