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Application No.: 16/00179/B Applicant: Mr & Mrs Kevin Claydon Proposal: Conversion of existing dwelling into two apartments Site Address: Myrtle Cottage Dwelling Adjacent To Andreas Stores Andreas Village Isle of Man IM7 4HE Case Officer : Mr Jason Singleton Photo Taken: 10.03.2016 Site Visit: 10.03.2016 Expected Decision Level: Planning Committee
THE APPLICATION IS TO BE CONSIDERED BY THE PLANNING COMMITTEE AT THE REQUEST OF THE DIRECTOR
1.1 The application site is the residential curtilage of Myrtle Cottage, Andreas. The property is a two storey semi-detached situated on the northern side of the junction of the A9 and the A17 within Andreas Village. The adjacent property is Andreas stores under the same ownership and is single storey. On the opposite side is the Andreas and Bride School. To the east of the site is a hard standing area for off road parking running the depth of the property. THE PROPOSAL - 2.1 Proposed is the alteration of the property from one dwelling into two, 2 bedroom apartments. There are no physical alterations being proposed to the elevations of the property just internal modifications to sub-divide the rooms to allow one apartment per floor. Parking provision and bin storage has been identified to the east of the site within the curtilage. The hard standing on the plan identified for parking is tapered and measures 11m x 6.5 at the widest and 9.0m x 4.8m at the narrowest points. To the rear of the property is access into the garden area. PLANNING HISTORY - 3.1 This application site has not been the subject of any previous planning applications that are considered specifically material to the assessment of this current planning application. DEVELOPMENT PLAN POLICIES - 4.1 The site lies within an area zoned as "Predominantly Residential Use" on the 1982 Development Plan.
4.2 The following policies in the Isle of Man Strategic Plan 2007 are considered relevant: - 4.3 General Policy 2 state: "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:
4.4 Housing Policy 4 states [in part]: 'New housing will be located primarily within our existing towns and villages, or, where appropriate, in sustainable urban extensions of these towns and villages where identified in adopted Area Plans'. - 4.5 Housing Policy 17 states: 'The conversion of buildings into flats will generally be permitted in residential areas provided that:
4.6 Transport Policy 7 is also relevant: 'The Department will require that in all new development, parking provision must be in accordance with the Department's current standards.' The standard in respect of town centre residential development is one car parking space per each one-bedroom flat and two spaces per each two-bedroom flats but this can be relaxed when having regard to:
REPRESENTATIONS
5.1 Lezayre Parish Commissioners have no objection (07/03/16)
5.2 Highways services object (23/02/16) In accordance with the IOM Strategic Plan 2 off road parking places would need to be provided to each apartment (total of 4 spaces). Applicant cannot provide 2 to the required standard of 6 x 3.25 metres. The village of Andreas has a number of Traffic Regulation Orders in place (double yellow lines and disc parking). Applicant would need to demonstrate that the increase in on-road parking is not detrimental to the village. ASSESSMENT - 6.1 The fundamental issues to consider in the assessment of this planning application are contained within the guidance of Housing Policy 17, which requires new dwellings provided through a building's conversion have a clear outlook, adequate amenity space and car parking where practical.
6.2 As there are no proposals to alter the facades of the building or amend the existing window configurations or sizes or replacement windows, the impact on the street scene or that of the street scene would be minimal, posing little to no visual harm.
6.4 The building has a number of large windows and is located on a fairly wide junction/street scene, with views in two distinct directions, albeit a rural village in character, it is varied and not unattractive. The living rooms are positioned on the corners of the building affording views in either direction with adequate amount of space within each apartment. - 6.5 Each of the apartments is large enough to accommodate a lounge, separate kitchen and dining room. There would appear to be adequate space to allow for the drying of clothes. The living environment of the proposed apartments is deemed to be acceptable. The outdoor amenity space would be to the rear of the premises which is laid to lawn. The current bin provision for the benefit of the apartments is to be in the north east of the parking area to the east of the dwellinghouse.
6.6 The site provides parking provision for 2-3 vehicles, However Transport Policy 7 requires two parking spaces per two bedroom apartment. Highway Services have noted the IoM strategic plans call for four off road parking spaces. Given the application site is with a village location which is within close proximity to public transportation links, provision is allowed within the strategic plan in Appendix 7, Parking standards, A.7.1 which says "however, in general, the need to find a use for redundant buildings which are in sound condition will outweigh the drawback of any shortfall in parking provision". - 6.7 The proximity of the site being attached to the village stores and immediately adjacent to school which incorporates a bus stop, offering routes throughout the Island, places it in a position where residents on the building could exist without a vehicle. The strategic plan also allows for a relaxed standard where "In the case of town centre and previously developed sites, the Department will consider reducing this requirement having regard to: (a) the location of the housing relative to public transport, employment, and public amenities". There are also taxi ranks, local services and employment opportunities to encourage pedestrian movement amongst the above. The application site is in a sustainable location and so an objection on grounds of a lack of parking is not considered significant enough to warrant a refusal.
RECOMMENDATION
7.1 Overall, it is concluded that the planning application is in accordance with aforementioned General Policies of the Isle of Man Strategic Plan 2007 and is recommended for approval. INTERESTED PERSON STATUS - 8.1 In line with Article 6(4) of the Town and Country Planning (Development Procedure)(No2) Order 2013, the following Persons are considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to the application: the applicant or, if there is one, the applicant's agent; the owner and occupier of the land the subject of the application; Highway Services, and the Local Authority in whose district the land the subject of the application sits.
PLANNING COMMITTEE Following referral to the Planning Committee on the 29th March 2016, the committee supported the officer’s recommendation and approved the application. It was agreed a further condition as recommended by Highways be included on the approval to ensure the retention of the parking area.
C2. Prior to the occupation of any dwelling the car parking shall be provided and remain free from obstruction thereafter. Reason: In the interest of highway safety. Recommendation Recommended Decision: Permitted Date of Recommendation: 16.03.2016 Conditions and Notes for Approval: C : Conditions for approval N : Notes attached to conditions
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Reason: To comply with article 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
This approval relates to drawing reference numbers SM16/381/1 and SM16/381/2 date stamped as received 18th February, 2016.
I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to it under the appropriate delegated authority.
Decision Made : Approved Committee Meeting Date:29.03.2016
Signed : J Singleton Presenting Officer
Further to the decision of the Committee an additional report/condition reason was required (included as supplemental paragraph to the officer report).
Signatory to delete as appropriate YES/NO See supplementary report above.
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