Planning Officer Report

Case Officer: Miss S E Corlett Photo Taken: Site Visit: Expected Decision Level: Officer Delegation

Officer's Report

The Site

1. The site is the curtilage of an existing building situated on the western side of Castlemona Avenue. The property is a three storey property which is used as a single property with seven bedrooms divided between the first and second floors and a single bathroom on the first floor and a lounge, dining room and kitchen on the ground floor with small rear yard alongside the kitchen leading onto a rear access lane which is not wide enough for vehicular traffic.

The Proposal

1. Proposed is the conversion of the building to two apartments: apartment one will be based on the ground floor with a single bedroom and with access to a second bedroom in the annex on the first floor. The second apartment will be spread over three floors, with two bedrooms, one of which is in the attic, served by two new heritage style rooflights in the front pitch. New sliding sash windows framed in uPVC will be installed on the front elevation.

1. There is no parking provision within the site and none is proposed as part of the application.

Planning Policy And Status

1. The site lies within an area designated on the Douglas Local Plan of 1998 as Predominantly Residential. As such, the following policies are considered appropriate in the consideration of this application:

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."

Planning History

1. No planning applications have been submitted for the site.

Representations

Application No.:	13/00025/B
Applicant:	Landfall Ltd
Proposal:	Conversion of former guest house to provide two apartments
Site Address:	19 Castlemona Avenue Douglas Isle Of Man IM2 4EA

1. Highways Division indicate that this application does not comply with the IOM Strategic Plan for off road parking, 2 spaces per apartment ( 4 spaces). They note the reduction in bedrooms from 8 to 4 , and its central location. By reducing the parking standard to 1 space per apartment, applicant would still need to provide 2 spaces. They consider that Castlemona Avenue is an already heavily congested disc zone, but it is felt that an additional 2 vehicles will not greatly affect the current location. Therefore, Highways does not oppose this application.
2. Douglas Corporation does not oppose the application.
3. Environmental Health Directorate has written directly to the applicant but has not submitted a response directly to the Planning Division.
4. The Manx Electricity Authority seek consultation regarding the provision of electricity supplies.

Assessment

1. The proposed conversion is not considered to be excessive in terms of the number of apartments and all of the rooms will have access to a pleasant outlook. Many of the properties along Castlemona Avenue are single residences although there are some properties which have been converted to apartments - numbers 1,9,16,18,26,27,29,38,40 have all received permission for conversion to apartments. Most recently planning permission was refused for the creation of three apartments at number 26 (PA 12/00962): refused for reasons relating to amenity for the occupants of the apartment.
2. Whilst there is inadequate parking for the proposed scheme, the Highways Authority set out why it is acceptable in this case not to object to the proposal - essentially as the property is a large one and where its existing use would generate a requirement for spaces which cannot be met on site, and where the outstanding deficit of two spaces is not considered to have a detrimental impact on Castlemona Avenue such as to justify refusal of the application.

Party Status

1. The local authority, Douglas Borough Council 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.
2. 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.
3. The Manx Electricity Authority does not raise material planning considerations and as such should not be afforded party status in this case.

Recommendation

Recommended Decision: Permitted

Date of 11.02.2013

Recommendation:

Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval

N : Notes attached to conditions

R : Reasons for refusal

0 : Notes attached to refusals

C 1.

The development hereby permitted shall commence before the expiration of four years from the date of this notice.

C 2.

This permission relates to the conversion of the building to two apartments as shown in drawing reference B/4401/1 received on 11th January, 2013.

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.

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