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The application site comprises the curtilage of a former chapel that is located at the corner of Main Road and Nursery Avenue in Onchan.
The proposed development comprises the conversion of the building to create offices. Initially, the layout proposed 4 car parking spaces to the rear of the building from the side lane. After an objection from the Department of Transport Highways Division in respect of the usability of these spaces an amended drawing was submitted that reduced the number spaces to 2 usable spaces. The receipt of this amended drawing has been duly advertised and opportunity for further representation given.
The application site has been subject to two previous planning applications that could be viewed as material to the assessment of this current planning application:
Planning application 87/00587/C sought approval for the change of use of the premises for storage, offices and market. This previous planning application was refused.
Planning application 87/00981/C sought approval for the change of use of the former Methodist Chapel to theatre school studio. This previous planning application was approved.
Onchan District Commissioners initially recommend that the planning application be approved. Following the submission of the amended drawing that reduced and re-orientated the car parking spaces from 4 to 2 they changed their view and objected to the planning application.
The Department of Transport Highways Division initially objected to the planning application on the grounds that the 4 proposed car parking spaces were unusable due to the width of the side lane. Following the submission of the amended drawing that reduced and re-orientated the car parking spaces from 4 to 2 they changed their view and advised that they did not object to the planning application.
The Department of Transport Drainage Division do not oppose the planning application. They view was unchanged as a result of the submission of the amended drawing.
The owner and/or occupant of 31 Nursery Avenue, which is located approximately 100 metres north west of the application site, objects to the planning application. The grounds for their objection can be summarised as concern that the impact of additional traffic from the side lane onto Nursery Avenue is inappropriate, that the car parking provision is inadequate as the proposed level of office space has the potential to generate up to 20 staff and that the surrounding highway network is not suited to accommodate additional traffic safely.
In terms of local plan policy, the application site is specifically designated as a building for civic, cultural or other special use (worship) under the Isle of Man Planning Scheme (Onchan Local Plan.) Order 2000 Map No. 1.
In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains one policy that is considered specifically material to the assessment of this current planning application. General Policy 2 states:
"Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development:
The planning application seeks approval for works to convert the building contained within the application site into office accommodation. The proposal was the subject of pre-application on-site discussion with the applicant and their agent.
It is understood that the building has not been used as a church for a significant period of time. The land use designation within the local plan is therefore deemed to be historic and effectively a reference to the original or last known use of the building. However, in terms of the proposed use it is considered that as the land to the east and west of the application site is designated as mixed use under the local plan (reflecting the village centre) the principle of the use of the building as office accommodation is acceptable. Given the scale of the building, the extent of proposed office accommodation and the nature of office development it is considered that the use should not cause unacceptable harm to the public and private amenity of the surrounding area. The proposed external alterations to the building are relatively modest and are considered to represent an overall improvement to the appearance of the building. That the proposal brings the building back into use should automatically afford greater potential for the future preservation of the building.
As stated earlier in this report the planning application initially proposed 4 car parking spaces to the rear of the building from the side lane. After an objection from the Department of Transport Highways Division in respect of the usability of those 4 spaces an amended drawing was submitted that reduced the number of spaces to 2 usable spaces. The receipt of this amended drawing has duly advertised and opportunity for further representation given. In terms of car parking provision, the car parking standard for offices under Appendix 7 of the Isle of Man Strategic Plan 2007 is 1 space per 50 square metres of nett floor space. Based on the proposal creating 135 square metres of office space the required car parking standard is therefore 3 spaces. As stated earlier the planning application proposes 2 usable on-site car parking spaces. However, it should be borne in mind that if the building were to be used as a church (which would not require planning approval) the potential traffic generation and number of people attending the site is possibly greater than the level generated by the proposed use. Furthermore, whilst the proposal falls short of the 3 spaces required it should be noted that appendix 7 does set out four criteria where car parking standards may be relaxed. In terms of the development proposed by this planning application it is considered that criteria (a) and (d) are relevant as the proposal is related to the re-use of a building of architectural and historic interest, and the application site is within reasonable distance of an existing bus route. Given the circumstance of the proposal and the criteria for relaxation set out within Appendix 7 it is considered that the provision of 2 on-site car parking spaces is acceptable. In the absence of objection from the Department of Transport Highways Division it is not accepted that the proposed use would generate traffic detrimental to the highway safety of the surrounding area.
Having regard to the above it is concluded that the benefits of the proposed use of the building outweigh any potential harm to the surrounding area. Accordingly, it is recommended that the planning application be approved.
It is considered that the following parties that made representations to the planning application meet the criteria of Government Circular 1/06 and should be afforded interested party status:
Onchan District Commissioners; The Department of Transport Highways Division; and The Department of Transport Drainage Division.
It is considered that the following parties that made representations to the planning application do not meet the criteria of Government Circular 1/06 and should not be afforded interested party status:
The owner and/or occupant of 31 Nursery Avenue.
Recommended Decision: Permitted
Date of Recommendation: 20.01.2009
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 the location plan, site plan and drawing no.s 77.1.08, 78.2.08 and 85.4.08 date stamped the 9th October 2008 and drawing no. 84.3.08 rev. A date stamped the 15th December 2008.
C 3. Prior to the commencement of the use of the building as office accommodation the on-site car parking provision must be set out and capable of use in accordance with drawing no. 84.3.08 rev. A date stamped the 15th December 2008. Such space shall not be used at any time other than for car parking.
I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to it under the Town and Country (Development Procedure) 2005
Decision Made : APPROVED Committee Meeting Date : 30/1/09
Signed : A. Holman Presenting Officer
Further to the decision of the Committee an additional report/condition reason is required. Signing Officer to delete as appropriate
Further to the decision of the Committee an additional report/condition reason is required. Signing Officer to delete as appropriate
/NO
21 January 2009 08/01928/B Page 5 of 5
/NO
21 January 2009 08/01928/B Page 5 of 5
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