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Case Officer: Miss Laura Davy Photo Taken: Site Visit: Expected Decision Level: Officer Delegation
The application site is the curtilage of Kingswood House, 3 Harris Terrace, Douglas which is a large building to the northern side of the highway. The building is currently laid out as offices, the main part of the building appears to be of blockwork construction finished with smooth painted render, and adjacent to this is a timber clad single storey building. There is a car parking area to the rear of the building which is accessed off the rear service lane.
The application seeks approval for the conversion of the office accommodation to residential accommodation. The application seeks for the principle of the development only.
The following previous planning applications are considered specifically material in the assessment of the current application:
PA 07/01920/C Change of use from existing day centre and clinic to a temporary night shelter for a maximum of 8 beds and 1 staff bed for a period of six months – permitted
The application site is within an area zoned as "Predominantly Residential" identified on the Douglas Local Plan 1998. The site is also in the Windsor Road Conservation Area. Given the nature of the application it is appropriate to consider General Policy 2, Housing Policy 17, Environment Policy 35 and Transport Policy 7 of the Isle of Man Strategic Plan (20th June 2007).
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;
| Application No.: | 12/01614/A |
| Applicant: | Department Of Health |
| Proposal: | Approval in principle for conversion of former office building to residential accommodation. |
| Site Address: | Kingswood House 3 Harris Terrace Douglas Isle Of Man IM1 3PL |
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.
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.
The Department will require that in all new development, parking provision must be in accordance with the Department's current standards.
Within Conservation Areas, the Department will permit only development which would preserve or enhance the character or appearance of the Area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development.
Highways Division has made the following comments: "The existing car parking does not meet the current standards for residential accommodation, however the extant use and width of the lane together with the reuse of an empty building close to the town centre would justify accepting the smaller spaces in this case.
It is worth noting that the vehicles will be parked very close to the windows which in an office building may be acceptable but will need to be considered in a residential situation as it could lead to vehicles being parked further from the building and affecting the traffic on the lane.
The 2 spaces at the front of the building are currently accessed via a gate that is less than 3m wide; this may lead to vehicles being parked on the public highway to allow the exit of another vehicle and to facilitate the opening/closing of the gate. It is a lightly traffic road however and so may not cause a road safety problem."
Douglas Corporation has no objections.
Manx Electricity Authority have advised that the applicant should contact the Authority before commencing works.
The application seeks permission for the conversion of office accommodation to residential accommodation. The main issues to consider in the assessment of the application are the impacts upon the neighbouring properties, the impacts upon the character and appearance of the Conservation Area and whether the site could provide adequate amenity space in itself.
The application site is within an area zoned as "Predominantly Residential" and therefore the proposed use would be in accordance with the land use zoning. At present the building is laid out as office accommodation, it was previously used as a temporary night shelter for a maximum of eight people.
The application is to establish the principle of residential on the site. If the application is approved an application for the reserved matters would need to be submitted, this would deal with the siting, design, external appearance of the buildings, internal layout, means of access or any further details required to be considered.
Given that the site is within a predominantly residential area and the neighbouring buildings are predominantly residential, it is considered that the proposed use of the site for this purpose would not have a harmful impact upon the residential character of the area.
The main office building is of traditional design appropriate to the era of the area, and is of the same scale and proportions of surrounding buildings. It has a positive impact upon the character and appearance of the Conservation Area. The conversion of such a building, in a manner which helps to retain it, is welcomed within the Conservation Area.
The timber building to the side of the main office building is not attractive and does not contribute to the character and appearance of the street scene. The scale and materials used on the building make it a discordant feature in the area. Whilst the conversion of the main office building would contribute to the street scene it is considered that the retention of the timber building would not contribute to the Conservation Area. Moreover, the retention and conversion of the timber building would impact on the ability to provide adequate parking and amenity space for the site as a whole. It is therefore concluded that only if the main building was proposed for conversion, is the scheme acceptable.
The application did originally show a scheme for conversion to 6 units, including the timber hut, however, the application was amended to remove the request for the 6 units on the advice of the planning officer as the scheme could not provide an adequate form of development with sufficient amenity space. The submitted plans do not therefore form part of the approval.
For the above reasons the application is considered to be acceptable and is recommended for approval.
The local authority, Douglas Corporation is, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d), considered an "interested person" and as such should be afforded party status.
The Department of Transport Highways and Traffic Division is now part of the Department of Infrastructure of which the planning authority is part. As such, the Highways and Traffic Division cannot be afforded party status in this instance.
The Manx Electricity Authority is not considered an "interested person" under the criteria set out in the Town and Country Planning (Development Procedure) Order 2005, and as such is not afforded party status.
Recommended Decision: Permitted
Date of Recommendation: 28.03.2013
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal O : Notes attached to refusals
C 1. Approval of the details of siting, design, external appearance of the building[s], internal layout, means of access, landscaping of the site (hereinafter called "the reserved matters") shall be obtained from the Planning Authority in writing before any development is commenced.
C 2. The application for approval of the reserved matters shall be made to the Planning Authority before the expiration of two years from the date of this permission.
C 3. The development to which this permission relates shall begin within 4 years of the date of this permission or within two years of the final approval of the reserved matters, whichever is the later.
C 4. This approval is in principle only and relates to the conversion of the former office building to residential accommodation within the site defined by the red line on site/location plan Ref 29003 received 7th December 2012.
C 5. For the avoidance of doubt, no approval is given for the illustrative drawings submitted with the application.
C 6. For the avoidance of doubt, no approval is granted for the conversion of the timber framed building to residential purposes, the acceptability of which has not yet been adequately demonstrated.
I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager/ Senior Planning Officer.
Decision Made : Permitted Date : 24/13
Signed : ... Anthony Holmes Senior Planning Officer
Signed : ... Michael Gallagher Director of Planning and Building Control
Signed : ... Jennifer Chance Development Control Manager
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