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Andrew Bentley Architect Ltd 8 Ravens Wharf South Quay Douglas Isle of Man IM1 5BT
Planning and Design Statement v4 Project: Proposed Music Room for Teaching Purposes in Existing Garage to the Rear of 16 Stanley Road, Peel. Project no: 1705-GM Date: September 2017
1.0 Site and Surroundings 2.0 Planning History and Policy 3.0 Drainage 4.0 Parking and Access 5.0 Client's Brief 6.0 The Proposal 7.0 Summary
1.1 The proposed site is an existing garage to the rear of 16 Stanley Road. The garage is accessed from Gib Lane to the rear. 1.2 Gib lane and the garage floor are approximately 1.7 m lower than the garden to 16 Stanley Road. The walls to the garage are retaining walls in three sides. Access is only via the garage door in Gib Lane. 1.3 The northwest wall is the boundary wall to the garden of no. 18 Stanley Road. There is a path and steps between the southeast wall and the boundary wall to no.14. The site is on a hill and no.16's garden is lower than that of no. 14 and higher than no.18's. 1.4 The northeast elevation is the garage door and faces Gib lane. There are no buildings opposite, thus providing a view over the bay and up the east coast. 1.5 The garage has a footprint of 47 sqm . The ridge height is 1.9 m higher than the garden and 3.6 m higher than Gib Lane.
2.1 The site is located within Peel and is therefore subject to General Policy 2 of the Isle of Man Strategic Plan.
2.2 Site is located within the Peel Conservation Area. 2.3 The 1989 Peel Local Plan shows the area concerned zoned for mixed use. 2.4 The garage was subject to a previous application (17/00640/B) to convert it into a music room for teaching purposes, but this application was withdrawn due to the neighbours' concerns about the additional storey at the Stanley Road end of the garage. 2.5 Apart from the previous application and a 2009 window replacement application the last planning application at 16 Stanley Road was for the garage in 1987.
3.1 At present the rainwater drainage is deposited onto the drive in front of the garage door and runs onto Gib Lane. 3.2 There is a combined sewer in Gib Lane.
4.1 The garage is wide enough for a single car, but is long enough to accommodate two cars. The garage is presently used for storage. 4.2 Appendix 7 of the Strategic Plan expects the provision of two parking spaces per house,
although this would be relaxed in an area which was close to public transport, employment and public amenities. 4.3 There is a layby on the opposite side of Gib lane which is owned by 16 Stanley Road and is large enough for parking three cars. Two for the occupants and one for visitors. 4.4 Consultation has taken place with Hazel Reid of the Department of Infrastructure's Highways Division. Ms Reid asked for four spaces to be provided. Two for the occupants of no.16, one for the departing student's parent and one for the arriving student's parent. 4.5 The client has provided the following information about how he intends to operate and how his students tend to arrive.
4.6 The hours of teaching are when the applicant's partner is normally at work when there would be two parking spaces available. 4.7 Gib Lane is very lightly trafficked and is primarily a service lane to the rear of Stanley Road rather than a thoroughfare. 4.8 According to the client's information a typical afternoon will consist of 1-2 one-hour lesson and 4-6 half-hour lessons. Of the 6-7 lessons two or three students ( $40 \%$ ) will be arrive and depart on foot. The proposal will therefore add at most 8 - 10 traffic movements to Gib Lane over 4 hours on a typical afternoon. 4.9 The failure to provide 4 on site car parking spaces for the proposed music school in Gib Lane will require a very specific set of circumstances to occur to cause a traffic problem. a) The applicant's partner will not be at work during a weekday afternoon and be parked in one of the spaces. b) Both the arriving and departing students will travel by car. c) Both students' parents will have to want to park and go into the music school. d) Somebody else will have to be driving along Gib Lane.
The likelihood of all four of the above happening at the same time is remote and to be asked to provide for this scenario is unreasonable.
5.0 Client's Brief
5.1 The client is a music teacher who wishes to work from home. The client wishes to convert the garage into his music room as the piano to too big to fit comfortably within 16 Stanley Road.
5.2 The client wishes to access the music room from the garden at the higher level rather than having to descend to Gib Lane to enter.
5.3 The preference is for students to enter the music room from Gib Lane rather than entering through the main house.
5.4 The gardens to the rear of the uphill neighbours (12 and 14 Stanley Road) enjoy views over the existing garage roof towards Peel Castle and Peel Bay. The client is keen to minimise the impact on their neighbours' view.
5.5 The music room will need to include a WC, a waiting area, kitchenette, a piano area and a study area.
6.0 The Proposal
6.1 The proposal shall see the garage developed into three different areas along its length. There will be no changes to the shape of the existing building. The external changes will be.
• Addition of the two rooflights on the southeast side.
6.2 The piano area will be in the central part of the building. Here the roof structure will be rebuilt internally to create and open ceiling in place of the roof trusses and two rooflights will be installed for daylight and ventilation. 6.3 At the Gib Lane end there will be a waiting area, a WC for visitors and kitchenette. As the ceiling doesn't need to be any higher and natural light is available from the Gib Lane elevation there is no need to change the roof structure at this end of the building. The existing garage door will be replaced by a panel containing the entrance door, window and some solid for the WC. 6.4 At the Stanley Road end of the building is the study. The existing roof structure will be maintained at this end of the building. Access to the house will be created by dropping the sills on the existing windows to form a door and window to a lightwell in the back garden. The ground level will be stepped to ensure that the party wall between no. 16 and no. 18 is not undermined. 6.5 The materials chosen for the window and door is anthracite PVC.
6.6 The house will maintain three parking spaces within its curtilage despite the loss of the garage and will not cause parking or traffic problems in Gib Lane. 6.7 Drainage. Consultation has taken place with Ian Wade of Manx Utilities Drainage. Mr Wade has advised that the existing rainwater drainage and the proposed WC will be able to connect into the combined sewer as the rainwater already flows into this sewer via gullies in Gib Lane. 6.8 The proposal is for a small home office for the house's occupant to use as a place of work. There is no intention to employ people to work from the business.
7.1 The proposal is compatible with the designated land use of the area. 7.2 The design will result in minimal changes to the external appearance of the current building. 7.3 Three parking spaces will be maintained so that there is always a space available for visitors. Occasions that would require the fourth parking space requested by Highways would be very rare and have a minimal impact as the lane is very quiet.
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