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The site represents the curtilage of an existing building - an end of terraced property situated on the southern side of Victoria Square which is shared with the Erin Arts Centre, a workshop and the three other properties in the terrace - the property adjoining is subdivided into three flats and the two properties to the east of this, Sefton and Bay View House are single dwellings. In addition, there are 1 and 2, Marina Lane which do not front onto Victoria Square but which have access through it, and the rear of Caledonia, Chatsworth and Sunningdale which front onto Bay View Road but which have rear access through Victoria Square. The Erin Arts Centre is open Tuesday to Friday 1330 to 1630 and when events are being held, from 30 minutes before the start of the event.
The application building is a three storey (with attic) property which fronts onto Victoria Square and has a lane running along the side and rear. A perimeter wall runs around the rear of the property enclosing a small yard.
The site lies within an area designated on the Port Erin Local Plan as Residential.
There have been no planning applications submitted in respect of this site.
Proposed is the conversion of the building to form three flats. The application also includes the removal of the rear wall and structures within the rear yard to provide space for vehicular parking two vehicles are shown diagrammatically which fit into the space, albeit in a rather contrived fashion. Each flat will be provided on a single floor, each having two bedrooms. The second floor flat has access to the rear via an existing fire escape, a new window is to be installed on the ground floor at the rear, windows are to be blocked up on the first and ground floors and the existing large window on the front of the ground floor is to be replaced with two sliding sashes and the bathroom windows in the rear are to be fitted with frosted glass.
Department of Transport Highways and Traffic Division object to the application on the basis that the proposal cannot provide the parking spaces required by the Strategic Plan (two spaces per flat).
Port Erin Commissioners indicate that they do not object to the application
The proposed use complies with the land use designation and as such is acceptable in principle and the works which are involved in the conversion do not adversely affect the appearance or character of the building in fact the replacement of the shop windows with sliding sashes arguably improves the appearance of the property.
The issue is the provision of parking spaces. The Strategic Plan requires there to be one space per bedroom which would result in a requirement for six spaces. The Plan includes provision at Appendix 7 (paragraph A.7.1) to lessen these standards in town centre and previously developed sites, having regard to the location of the housing relative to public transport, employment and public amenities, the size of the dwelling and the impact on the character of the surrounding area. Section 8.13 of the Strategic Plan provides advice on the conversion of existing buildings to flats and includes provision to require the demolition of existing rear outlets where these would remove accommodation with poor outlook and amenities and make provision for car parking. Housing Policy 17 includes the following "The conversion of buildings into flats will generally be permitted in residential areas provided that...if possible, this involves the creation of parking on site or as part of an overall traffic management strategy for the area".
It should also be borne in mind that the property is existing and presently accommodates a shop and office on the ground floor with six bedrooms above with a kitchen, wc and bathroom which, cumulatively, would generate a demand for vehicular parking and the proposal will create two off street parking spaces which presently do not exist. The applicant has clarified that the maisonette was historically rented out to young people and generated a higher than avergae level of occupancy. None of the other properties in this terrace could achieve parking at the rear due to the narrow width of the rear lane.
On balance, whilst the full quota of parking spaces required by the Strategic Plan have not been provided, the existing use of the site would generate a need for parking which is presently only satisfied by the two on-street parking spaces in front of the building, which are also available to other users of the Square. The proposal may result in a slightly greater use of the building but also creates two dedicated parking spaces which are not presently available. As such the proposal is considered to be acceptable.
The Department of Transport and the local authority are, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (c) and (d), considered "interested persons" and as such should be afforded party status.
Recommended Decision: Permitted
Date of Recommendation: 17.04.2009
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
This permission relates to the conversion of the building to three apartments as shown in drawings 1449-01, -02, -03 and -04 all received on 27th February, 2009.
None of the proposed apartments may be occupied until such times as the two parking spaces shown at the rear of the site have been created as shown and are available for use.
I confirm that this decision accords with Government Circular No 10/09, Delegation of Functions (Development Procedure), GC No 11/09 (Advertisements) and GC No 12/09 (Registered Buildings) all to the Senior Planning Officer
Decision Made: Permitted Date: 23 April 2009 Signed: __________________________ Senior Planning Officer
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