Officer Report

Application No.: 16/00157/B Applicant: Mr Colin Pazera Proposal: Conversion from existing scout and guide headquarters with ground floor apartment into two individual dwellings Site Address: Cunningham House 60 - 62 Murrays Road Douglas Isle Of Man IM2 3HN Case Officer : Mr Chris Balmer Photo Taken: 10.03.2016 Site Visit: 10.03.2016 Expected Decision Level: Officer Delegation

Officer’s Report

1.0 THE SITE - 1.1 The site is the curtilage of Cunningham House which current incorporates properties 60 - 62 Murrays Road, Douglas. The two properties are three storey traditional mid-terraced properties, which front onto Murrays Road and backs onto a rear access lane. The building was last used in association with the Scout & Guide Headquarters and a ground floor apartment.

2.0 THE PROPOSAL - 2.1 The application seeks approval for the conversion from existing scout and guide headquarters with ground floor apartment into two individual dwellings. Each dwelling would have two off road parking spaces to the rear of the properties, accessed via the rear lanes.

3.0 PLANNING STATUS AND POLICY - 3.1 The site lies within an area designated on the Douglas Local Plan of 1998 as Predominantly Residential. The site is not within a Conservation Area. - 3.2 The Isle of Man Strategic Plan 2007 contains two policies that are considered specifically material to the assessment of this current planning application: - 3.3 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:

• (a) is in accordance with the design brief in the Area Plan where there is such a brief;
• (b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them;
• (c) does not affect adversely the character of the surrounding landscape or townscape;
• (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses;
• (e) does not affect adversely public views of the sea;
• (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks;
• (g) does not affect adversely the amenity of local residents or the character of the locality;
• (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space;
• (i) does not have an unacceptable effect on road safety or traffic flows on the local highways;
• (j) can be provided with all necessary services;

• (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan;
• (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding;
• (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and
• (n) is designed having due regard to best practice in reducing energy consumption."

3.4 Housing Policy 17 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."

4.0 PLANNING HISTORY - 4.1 This property has been the subject of the following previous applications: - 4.2 Use of properties as Administration H.Q. for scout and guide movement, Formation of caretakers flat and parking to rear - 90/00181/B - APPROVED - 4.3 Change of use to temporary administrative headquarters for IOM Scouts and Guide Association and part-time use for interim facilities - 87/04107/C - APPROVED

5.0 REPRESENTATIONS - 5.1 Douglas Borough Council indicates that they do not oppose the application (received on 11.03.2016). - 5.2 Highway Services do not oppose (received on 22.02.2016).

6.0 ASSESSMENT - 6.1 Firstly, it is noted that the two properties where likely to have been original built and used as two separate dwellings which is also the general characteristics of the use of the neighbouring properties within the same terrace. The site is also within an area designated as predominately residential use. Accordingly, the principle of the use of the buildings as two dwellings is acceptable. - 6.2 The next issue is whether the dwelling would comply with the requirements of Housing Policy 17. In terms of this possibly it is considered each dwelling would. Both have two off road parking spaces, albeit perhaps on the limits of the minimum dimensions for parking spaces. The dwellings would have clear and pleasant outlooks form the principle living rooms and each has adequate internal and external amenity space. Therefore it is considered the proposals would comply with this policy.

7.0 RECOMMENDATION - 7.1 Overall, it is considered the proposal would comply with the relevant policies of the Isle Of Man Strategic Plan therefore it is recommended that the application be approved.

8.0 PARTY STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 as modified by the Transfer of Planning and Building Control Functions Order 2015, the following persons are automatically interested persons:

• (a) The applicant, or if there is one, the applicant's agent;
• (b) The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested;
• (c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material;

• (d) The Highways Division of the Department; and
• (e) The local authority in whose district the land the subject of the application is situated.

With effect from 1 June 2015, the Transfer of Planning & Building Control Functions Order 2015 amends the Town and Country Planning Act 1999 to give effect to the meaning of the word 'Department' to be the Department of Environment, Food and Agriculture unless otherwise directed by that Order.

Recommendation Recommended Decision: Permitted Date of Recommendation: 24.03.2016 Conditions and Notes for Approval: C : Conditions for approval N : Notes attached to conditions

• C 1. 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.

• C 2. The development hereby approved shall not be occupied or operated until the parking and turning areas have been provided in accordance with the approved plans. Such areas shall not be used for any purpose other than the parking and turning of vehicles associated with the development and shall remain free of obstruction for such use at all times.

Reason: To ensure that sufficient provision is made for off-street parking and turning of vehicles in the interests of highway safety.

This approval relates to drawings reference numbers 1337.1, 1337.2, 1337.3 and 1337.5 all received on 12th February 2016.

I can confirm that this decision has been made by a Senior Planning Officer in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted Date: 24.03.2016 Determining officer

Signed : S CORLETT Sarah Corlett Senior Planning Officer

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