Planning Officer Report

Planning Officer Report And Recommendations {{table:377611}}

Officer's Report

THIS APPLICATION IS REFERRED TO THE PLANNING COMMITTEE AS A DIVISION OF THE DEPARTMENT OF INFRASTRUCTURE IS THE AGENT FOR THE APPLICANT.

The Application Site

1. The application site is the residential curtilage of No. 1 Snaefell View, a two storey semi detached dwelling sited on a corner plot on the eastern side of Snaefell View and northern side of the A14 Ballamenagh Road, Jurby. The application property adjoins No. 2 Snaefell View to the northeast.

1. The existing dwelling is finished in half brick work and half render and has a pitched roof finished in tiles with a central chimney stack at the junction with No. 2 Snaefell View. To the front of the dwelling is an open lawned area with an enclosed garden area to the rear bounded by timber fencing to the highway and adjoining property and gorse vegetation to the field to the rear.

1. The surrounding area is characterised residential properties of a similar design, form and appearance with a number of properties of The Threshold of a bungalow form.

The Proposal

1. This planning application seeks the approval for the change of use from existing community centre to residential.

Planning History

1. The application site has been the subject of seven previous planning applications, which are considered specifically relevant to the assessment of this current planning application:

PA 12/01434/B: Erection of a detached garage and driveway extension. This previous planning application was refused on the grounds that the proposed detached garage was not considered deemed to respect the site or surrounding area by reason of its scale, size, form and design and would appear as an overbearing and prominent structure, adversely impacting upon the residential amenity of No. 2 Snaefell View.

PA 95/01591/C: Change of use from residential accommodation to community resource centre, 1, Snaefell View, Jurby.

Planning Policy

1. In terms of local plan policy, the application site is within an area designated as Predominantly Residential use under the Isle of Man Planning Scheme (Development Plan) Order 1982.
2. In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains one policy that is considered specifically material to the assessment of this current planning application.

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;
• (I) 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."

Representations

1. Jurby Parish Commissioners have no objections to the current planning application.
2. The Department of Infrastructure Highways Division does not object to the current planning application.
3. the Isle of Man Water and Sewerage Authority expresses an interest in the application but does not make any material planning comments on the proposal.

Consultations

1. The Department of Social Care (DSC) was contacted regarding the use and nature of the application site as a community centre. In 1996 No. 1 Snaefell View was used by the then Department of Health and Social Security as a part time meeting facility for its service users

and the then Department of Local Government and Environment Housing division used some rooms for meetings with tenants on tenancy issues. The facility was used by the Centre, Age Concern, Social Workers, Health Visitors and District Nurses.

Assessment

1. There are two key issues to consider in the assessment of this current planning application: whether the residential use is/can be satisfactorily accommodated on the site in terms of whether adequate amenity standards can be provided and secondly whether the loss of a community centre and associated facilities is acceptable.
2. It would appear that No 1 Snaefell View was once a residential property up until 1995/6 when planning permission was granted for the change of use to a community resource centre. The permanent use of the building as a residential property is judged to have a little impact on the existing building. The building is located within an established housing estate and is within an area designated as predominantly residential use. The use of the site would concur with the land use designation and therefore the proposed use would not be out of keeping with the area. There are to be no external modifications or alterations.
3. The use of the premises as a residential property would be likely to generate less traffic than when it was used as a community centre. There would likely be fewer comings and goings if its use were purely residential, particularly throughout the day time which could result in a more neighbourly use for those in the immediate vicinity. The application site has adequate on-site parking facilities.
4. The loss of the use as a community centre is not considered detrimental to the amenities of those that used No. 1 Snaefell View given the newly built Jurby Health and Community Centre which was granted planning permission in 2010 under PA 09/01100/B in which a part of which will be used for the services previously provided by No. 1 Snaefell View. Jurby Health and Community Centre is considered to be a more acceptable and sustainable building to be used for the services that were provided by No. 1 Snaefell View, a dwelling within a built up residential estate. Therefore, re-instating the residential use of No. 1 Snaefell View is deemed as an acceptable form of development in this respect.
5. Overall it is concluded that the planning application is in accordance with General Policy 2 of the Isle of Man Strategic Plan 2007.

Recommendation

1. It is recommended that the planning application be permitted.

Party Status

1. The local authority, Jurby Parish Commissioners, are by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5)(d), considered "interested persons" and as such should be afforded party status.
2. The Highways Division is part of the Department of Infrastructure of which the planning authority is also part. As such, the Highways Division should not be afforded separate party status.
3. the Isle of Man Water and Sewerage Authority does not raise material planning issues and as such should not be afforded party status in this case.

Recommended Decision: Permitted

Date of Recommendation: 05.03.2013

Conditions and Notes for Approval / Reasons and Notes for Refusal

C: Conditions for approval N: Notes attached to conditions R: Reasons for refusal O: Notes attached to refusals

C 1. The use must be taken up within four years of the date of this notice in order for this approval to remain valid after that time.

C 2. This approval for the change of use from existing community resource centre to residential relates to drg nos 01, 02, 03 and 04 all date stamped 9th January, 2013.

I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to it under the Town and Country (Development Procedure) 2005

Decision Made: Permitted Committed Meeting Date: 25/03/2013

Signed: m.mckoy Presenting Officer

Further to the decision of the Committee an additional report/condition reason is required. Signing Officer to delete as appropriate YES/NO