Officer Planning Report

Application No.: 09/00802/B Applicant: The Joey Dunlop Foundation Proposal: Conversion of dwelling to provide three self contained apartments for temporary holiday accommodation Site Address: - Braddan Bridge House - Peel Road - Braddan - Douglas - Isle Of Man - IM4 4TN --- ### Considerations Case Officer: Mr Gary Barr Photo Taken: 18.06.2009 Site Visit: 18.06.2009 Expected Decision Level: Senior Planning Officer --- ### Written Representations --- ### Consultations Consultee: Chief Environmental Health Officer Notes: The proposed flats must, on completion of the proposed works, comply with the requirements of the Housing (Flats) Regulations 1982 and be registered thereafter under the same Regulations. Should the applicant require any further advice in relation to the Regulations it is recommended they contact the Environmental/Public Health Unit on 685894. Consultee: Manx Electricity Authority Notes: Comments received Consultee: Highways Division Notes: Do not oppose Consultee: Braddan Parish Commissioners Notes:** No objection ---

Officer's Report

The Site

The application site represents the curtilage of a large detached property at "Braddan Bridge House" located to the north of the roundabout at Braddan Bridge on the Peel Road in Braddan.

The Proposal

17 July 2009 09/00802/B Page 1 of 4

The proposed planning application seeks approval for the conversion of the existing large detached property in three self contained apartments for persons of impaired mobility (which would be used on a temporary basis). There would be a 1 one bedroom apartment, 1 two bedroom and 1 three bedroom apartments proposed. A ramp would be installed to the front and side elevations to assist occupiers at the entrance of the apartments.

To the front elevation there would be a balcony and staircase erected on first floor level.

Planning Status

The application site is located within an area of "Wood" under the Braddan Central Local Plan, adopted by Tynwald in 1991. Within the adopted Isle of Man Strategic Plan, the following policy is considered relevant - General Policy 2: "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."

Housing Policy 17 is also considered relevant and 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

The following planning applications should be considered in the assessment and determination of this application:

PA 94/00478/A - Approval in principle to demolish existing and erect replacement dwelling Permitted

PA 95/01356/B - Demolition of existing and erection of new dwelling - Permitted PA 01/02581/B - Erection of double garage - Permitted

Representations

Braddan Parish Commissioners has no objection with the proposed application. The Department of Transport Highways Division do not oppose the conversion. Environmental Health Officer has commented that the proposed flats on completion much comply with the requirements of the Housing (Flats) Regulations 1982 and be registered thereafter under the same Regulations.

Manx Electricity Authority has asked the applicant to contact the M.E.A. Planning Department to discuss the electricity supply for this application.

Assessment

The proposal would appear to respect the site and surroundings as the alterations to the front / side entrances and the introduction of the balcony would be in keeping with the character of the dwelling.

The proposed development would be in accordance with Housing Policy 17 as it provides adequate residential amenity and a satisfactory residential environment of any future occupier of the apartments. The apartments would have a relatively pleasant outlook over the forecourt and the thick vegetation which surrounds the property. The existing car parking spaces would be sufficient for the development in this location.

Recommendation

For these reasons the proposal is considered acceptable and it is recommended that the planning application be permitted.

Party Status

It is considered that the following parties, who submitted comments, accord with the requirements of Planning Circular 1/06 and are therefore, afforded Interested Party Status:

Braddan Parish Commissioners The Department of Transport Highways Division Environmental Health Officer Accordingly the following parties, that made representations, do not meet the criteria of Government Circular 1/06 and should not be afforded interested party status:

Manx Electricity Authority

Recommendation

Recommended Decision: Permitted

Date of Recommendation: 22.06.2009 17 July 2009 09/00802/B

Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval

N : Notes attached to conditions R : Reasons for refusal

• : 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 approval relates to the submitted Drawings JD/36/1 and JD/36/2, Photograph Sheet x1 and Support Letter all received on 5th May, 2009

I confirm that this decision accords with Government Circular No 09/09 Delegation of functions, 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 : 11. J. 2009. 3...

Signed : 2009. 2009. 2009. 2009.

Senior Planning Officer