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Application No.: 07/01297/B Case Officer : Miss S E Corlett ### Consultations ### Representations ### Planning Applicant: Mr S J Hawkins Proposal: Alterations, erection of a glazed conservatory link and conversion of two existing buildings to create tourist accommodation Site Address: 31A Malew Street Premises To Rear Of 31 Malew Street Castletown Isle Of Man **
The site represents the curtilage of an existing property which stretches from the western side of Malew Street towards Bagnio House in Arbory Street. Within the rear yard there is a two storey stone building and a single storey rendered building with a lean-to roof which is joined onto the two storey building which adjoins buildings which eventually front onto Malew Street.
The site lies within an area designated on the Castletown Local Plan and the draft Area Plan as Mixed Use.
The following applications have been submitted in respect of this site:
I understand that the application for Building Control has resulted in changes being requested which will alter the proposal as submitted for planning permission. The applicant's agent has however confirmed that in response to this, there will be changes
to the method of construction - it will be completely re-built rather than using the existing fabric but that it will look the same as in the submitted plans. He has also confirmed that the soil vent pipe, which is shown installed on the side of the single storey building, may be installed closer to the existing location which is on the front of the building.
The Isle of Man Fire and Rescue Service recommend consultation regarding fire safety. The Isle of Man Water Authority recommends consultation regarding the provision of water supplies to the building.
Department of Transport Drainage Division recommend conditions and notes regarding the disposal of surface and foul water from the site.
The Department also recommend the attachment of notes regarding compliance with the Sewerage Act 1999: however, this is not planning legislation and as the correspondence from the Department has also been sent to the applicant’s agent, this need not be reiterated in the conditions and notes of approval.
The neighbour at number 29A raises no objection to the proposal but asks that the soil vent pipe is not installed as shown which would be next to their patio area and suggests that it should be close to the existing position.
I have corresponded with the neighbour at 29A who has no objections to the scheme, including the replacement of the lean-to building with a completely new structure, other than the position of the soil vent pipe, which the applicant has agreed to relocate closer to the position of the existing one. Whilst there is no drawing indicating where this will be, it could be conditioned to be on the same elevation as it is presently and a further drawing to be approved showing this in more detail.
The scheme will make better use of existing fabric with no detriment to the amenities of neighbours or to the character or appearance of the Conservation Area, as the buildings in question are well out of the public gaze. The site includes a sizeable grassed area to the rear of the buildings, which provide an attractive internal space for the occupants of the new unit.
The accommodation to be provided will be interesting for those wishing to stay in it and close, if not part of the historic fabric of the town. A car turntable is proposed so that vehicles may enter and leave the site in a forward gear. The addition of the glazed link will prevent vehicles from being able to turn within the site.
The premises were most recently used as a builder’s store which would have attracted vehicular comings and goings, arguably more than could a tourist unit.
As the site is located in a sustainable location with parking provision, I do not consider that is it necessary to restrict the occupation of the accommodation to short term lets only. The permission is for the creation of tourist accommodation and this will be what is granted, should the application be permitted. This could allow for the occupation of the accommodation for periods longer than the normal holiday stay, should the occupants be people working temporarily on the Island and outside their usual place of accommodation, or perhaps staying for a few months for a longer holiday. The occupation of the premises on this basis would not result in any adverse impact on the area and as such I am not recommending the standard tourist occupancy condition which restricts the length of stay to a maximum of 4 weeks.
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.
The occupant of 29A is directly alongside the site and as such should be afforded party status in this instance.
The points raised by the Isle of Man Fire and Rescue Service are the responsibility of the Building Regulations and as such this party should not be afforded party status in this instance.
Decision Recommended by the Director of Planning and Building Control: Permitted
Conditions and Notes for Approval / Reasons and Notes for Refusal
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
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 creation of a tourist unit through the re-building of the existing lean-to structure, the creation of a glazed link and the conversion of the existing two storey building, all as shown in drawings 1-4 all received on 10th July, 2007.
C 3. There must be no discharge of surface water to the main foul sewer. C 4. The proposed development must be connected to the main foul sewer. NOTE: A Drainage Connection Fee will be payable to the Drainage Authority on this development
C 5. No permission is hereby granted to the installation of a soil vent pipe as shown in the submitted drawings. The soil vent pipe must be installed on or as close to the position of the existing soil vent pipe as is practicable in order to protect the amenities of those in number 29A Malew Street. A drawing showing the position of the soil vent pipe must be approved by the Planning Authority prior to the commencement of building works on site.
N 1. PRIOR to the commencement of any works the applicant is advised to consult the Chief Fire Officer to ensure that adequate fire precautions are taken.
N 2. For a change in the water supply to premises (domestic or commercial) the applicant should contact the Isle of Man Water Authority Byelaws Inspector (Michael Karren), telephone 695957.
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