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| Application No.: | 14/00451/B |
| Applicant: | Monarch Assurance PLC |
| Proposal: | Conversion of existing office accommodation to two dwellings, retention of existing first floor flat and retention of ground floor retail unit, replacement windows and re-instatement of boundary wall |
| Site Address: | Manxonia House Bay View Road Port St. Mary Isle Of Man IM9 5AE |
| Case Officer: | Miss S E Corlett |
| Photo Taken: | |
| Site Visit: | |
| Expected Decision Level: | Planning Committee |
THIS APPLICATION IS REFERRED TO THE PLANNING COMMITTEE DUE TO THE PLANNING HISTORY OF THE SITE
1.1 The site is the curtilage of an existing property which sits on the corner of Bay View Road and the Promenade in Port St. Mary village. The site has two further buildings physically attached to it - Overcliffe to the north west and Beach House to the south. To the north east of the site is the Port St. Mary Town Hall. Opposite the site are local shops and a restaurant.
1.2 The site has around 4 off street parking spaces available to it off the Promenade.
1.3 The building is an attractive stone faced structure which has two storey elements, roof accommodation and single storey annexes. The buildings attached to it are of a similar character and the whole ensemble has a church-like appearance. Currently the ground floor of the corner unit is used as a shop with offices on the two floors of accommodation alongside with living accommodation above the shop unit. There are four pedestrian entrances into the building.
2.1 Proposed is the conversion of the building to residential, retail and offices. The existing shop will be retained on the corner with a new shop front installed and a flat is to be retained above; two units which are to have 2 floors of accommodation will be alongside where there was previously office/commercial use.
2.2 The external alterations include the removal of the existing single storey glazed entrance facing the junction of Bay View Road and The Promenade and its replacement with a smaller extension to match that on the adjacent commercial unit, omitting the wrap around element of the extension, the installation of patio doors in the side where the projection currently wraps around and the installation of two large pitched roofed dormers on the front of the existing office building with two windows in each. The windows in the existing shop and flat are to be replaced with new sliding sashes (material unspecified).
3.1 The site lies within an area of Mixed Use on the Area Plan for the South adopted in 2013. It also lies within the draft Conservation Area which has yet to be the subject of a specific public discussion document. The Written Statement accompanying the Area Plan includes the following which, it is considered, is relevant to the consideration of this application:
The upper floors of buildings in the Mixed Use areas of Castletown, Port Erin, Port St Mary and Ballasalla may be appropriate for office use although there will be a presumption in favour of the retention of existing residential uses subject to the circumstances and merits of any alternative uses.
Within the Port St Mary Mixed Use area alternative uses to retail use on the ground floor of units may be acceptable if such uses would add to the vitality and viability of the Village. Residential uses will not normally be accepted, subject to the circumstances and merits of such a use. Applications will be considered on their merits taking into account the proposed use, impact on adjacent properties and impact on the character and appearance of the area.
6.18.1 The shops in Port St Mary, strung out sporadically along the main street between the Post Office at one end and The Albert Public House at the other, serve an essentially local need, although the several restaurants attract customers from further afield. The accommodation above the shops is generally used by small businesses as office space, or as apartments. The Port St Mary Local Plan (Draft Written Statement 2001) recognised that the Village centre played a relatively minor role as a retail centre. It would not be beneficial to reserve vacant ground floor shop units for retail use when an alternative use may enhance the vitality of an historic building or the Village centre as a whole (see Mixed Use Proposal 2). 3.2 The site also lies within the proposed Port St. Mary Conservation Area. The appraisal which was undertaken for this includes the following which is perhaps relevant to this site: "By the mid 1890s the construction on the upper promenade was largely complete, forming an almost continuous terrace of high and narrow boarding houses, and wider hotels similar to those built on the promenades in Douglas. Owners of some of these guest houses were responsible for the construction of family housing built in Cronk Road and Victoria Road for their own occupation. Further development took place along Bay View Road consisting ground-floor shops with residential accommodation above.
A distinct division of uses was very apparent, with the northern end of the village being dependant on summer visitors for its livelihood. At the southern end of the village in the vicinity of the harbour laid a more mixed area supporting the fishing industry.
Whilst it is possible to enter Port St Mary from Fistard along Fistard Road, or from Port Erin or Cregneash, along Plantation Road, almost all vehicular traffic enters the village from the north. This can be either along Station Road from Four Roads, or from Beach Road. These two roads meet at the crossroads with Plantation Road, and access to the village is along Bay View Road. It is only at the junction of Bay View Road and The Promenade that a sense of arrival in the village is felt.
The oldest remaining buildings which date before 1869 include: cottages on the seaward side of Bay View Road, adjacent to the old school; a terrace of cottages at the lower end of the Lhargan and cottages on Lime Street. Many of these retain their original form and to an extent their exterior appearance in Manx stone.
Shop fronts are a particularly challenging issue within Port St Mary. Many of the retail premises at the northern end of Bay View Road have inappropriate shop fronts in timber or
aluminium, some have oversized plastic signage. Only a few original shop fronts remain at this end of the village. Every encouragement should be made to retain and repair these, rather than replace them." 3.3 A number of buildings are identified as being worthy of consideration for Registration. These include the school house on Bay View Road which is thought be part of this building.
4.1 PA 88/01754 proposed the conversion of the premises to offices from retail. 4.2 PA 13/91375 proposed the conversion of the building to entirely residential and with very similar external changes to what is now proposed. This was refused for the reason that: "Whilst the alterations to the property are not considered to be detrimental to the appearance and character of the property (which lies within a proposed Conservation Area), the loss of commercial use of the ground floor would be contrary to the spirit of the Area Plan for the South, Mixed Use Policy 2 and would reduce the range and viability of the village as a service centre and an attractive place to live and visit."
5.1 Port St. Mary Commissioners have sought clarification of the position of the wall, which has been addressed by the reporting officer. They reiterate their concerns about parking and encourage the applicant to liaise with them to ensure sufficient car parking is available.
6.1 The critical issues in this case are whether the application is acceptable in the street scene in this prominent part of the village and whether there is sufficient car parking available to serve the development. The proposal results in a loss of commercial use at ground floor and first floor levels. 6.2 What is proposed will alter the building insofar as two new large dormers will be installed in the front pitch, which replicate the proportions of the projecting corner annex and the removal of the existing porch which is of poor form. The changes simplify the building and, it is considered, enhance its appearance. The wall and railings to be installed around the side of the building, it is considered will again establish a proper boundary to the site and will enhance the setting of the building. The replacement of the shop front will reduce the size of the existing, rather awkward projection and mirror what is already on the building further down the street in the same terrace of buildings. 6.3 The loss of commercial space to residential does not appear to contravene any of the policies in the Strategic Plan or Area Plan for the South adopted in 2013. 6.4 The proposal is considered to have the potential to enhance the appearance and vitality of the village and is recommended for approval. There is not sufficient change to the authorised use of the building and the parking requirement that would generate, to warrant refusal of the application for that reason.
7.1 The local authority, Port St. Mary Commissioners are, by virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, paragraph 6 (4) (e), considered "interested persons" and as such should be afforded party status. 7.2 The Highway Authority is granted interested party status under the Town and Country Planning (Development Procedure) (No 2) Order 2013 paragraph 6 (4) d.
Recommended Decision: Permitted
Date of 19.05.2014
Recommendation:
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.
N 1. This approval does not authorise any structures to be built or excavations undertaken on, above or under land which is not within the applicant's ownership or control and the applicant is recommended to ensure that all land to be affected by the development is legally available to them before works commence.
This approval relates to Drawings reference 100, D101, S-101 and D102A all received on 10th April, 2014.
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 : Committee Meeting Date : Signed : Presenting Officer Further to the decision of the Committee an additional report/condition reason is required. Signing Officer to delete as appropriate
28 May 2014 14/00451/B Page 5 of 5
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