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The application site represents the curtilage of 30 Douglas Street, Peel. The three storey building is located on the south west side of the Street. The land to the rear of the property includes a single storey outbuilding, garden space and a single car garage. The service lane which runs between the
rear of the properties of Douglas Street and the rear of the properties of Boilley Spittal serves the site.
The application site is located within an area identified as being Mixed use by the Peel Local Plan (Planning Circular 6/89). The site is also within the Peel Conservation Area. Within the adopted Isle of Man Strategic Plan 2007, the following policies are considered relevant in the assessment and determination of this application:
"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:
"Within Conservation Areas, the Department will permit only development which would preserve or enhance the character or appearance of the Area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development."
"New development in existing settlements must be designed to take account of the particular character and identity, in terms of buildings and landscape features of the immediate locality. Inappropriate backland development, and the removal of open or green spaces which contribute to the visual amenity and sense of place of a particular area will not be permitted. Those open or green spaces which are to be preserved will be identified in Area Plans."
The following previous planning applications are considered relevant in the assessment and determination of this application: 07/00747/C Change of use of ground floor residential room to café – permitted 07/00749/C Change of use of retail unit to café – permitted
07/00750/B Change of use of 1st floor residential room to holistic therapy centre – permitted
07/01262/B Conversion of first floor residential accommodation to self contained apartment - permitted
The Department of Transport Highways Division does not oppose this application. Peel Town Commissioners, whilst not objecting to the application raise concerns relating to vehicle access and parking provision. The Isle of Man Fire and Rescue Service comment on this application in relation to Building Control issues.
The owner/occupier of 32 Douglas Street, Peel objects to this application. Their objection may be summarised as concerns relating to overlooking, loss of view, overlooking, overdevelopment of the site and impact upon the Conservation Area.
The owner/occupier of 36-38 Douglas Street, Peel objects to this application. Their reasons for objecting may be summarised as concerns relating to the setting of a precedent for similar developments, impact upon the Conservation Area, loss of light and loss of views.
Mr Crookall MHK has expressed an interest in this application.
This application seeks approval for the change of use of the existing outbuilding (the Old Bakery) which is situated behind Number 30 Douglas Street and the erection of a first floor extension to create a separate residential dwelling. The submitted plans are basic showing that the building would provide a lounge, kitchen, two bedrooms and a bathroom. The first floor extension would increase the ridge height of the building from approximately 3.9 m to 6.2 m. There is no indication of materials proposed to be used in the conversion of the building. The submitted site plan shows parking provision for 4 vehicles to the rear of the site.
This application must be assessed against General Policy 2 of the Isle of Man Strategic Plan 2007 which relates to new developments in existing built-up areas.
It is considered that the main issues to be considered are the impact upon the existing dwelling, Number 30; impact upon neighbouring properties; the level of amenity that would be provided for the new proposed dwelling and the impact upon the Conservation Area.
The Conservation Officer's supplementary report relating to a recent application to remove a chimney on the existing outbuilding which forms the basis of this application assessed the historic value of the Old Bakery. This concluded that:
"Following a request from a local resident, the Conservation Section carried out research into whether the building in question merited Registration. Our research indicated that this is one of a number of former bakeries that survive in Peel (no longer in use as bakeries and more often than not, used as Stores) and that there was little to suggest that the building met the criteria as set out within Policy RB1 of Planning Policy Statement 1/01 - Policy and Guidance Notes for the Conservation of the Historic Environment of the Isle of Man. Given its location away from the main public thoroughfare and the fact that it is not readily visible from the same and, that our research suggests that it is not of Registerable quality, I am content with the removal of the chimney."
As such it is considered that altering the building may be acceptable as the building is not Registered. However the site is within the Peel Conservation Area and as such is subject to additional protection from inappropriate development.
In terms of the impact upon Number 30, it is considered that the increased height of the outbuilding would detrimentally affect the amenity of the property through the loss of light to rear windows. It is also judged that the creation of an additional dwelling within the site would compromise privacy and reduce the amount of private outdoor space available to the existing property.
The proposed dwelling itself would provide a sufficient area of internal living space so as to form an adequately sized residential unit. However the proximity of Number 30 would result in an unneighbourly situation with shared access to the rear service lane and no defined outdoor amenity space. The proposed dwelling would have a principal outlook onto the service lane to the rear of Douglas Street. It is considered that this would not provide an acceptable level of amenity. Essentially, the proposal would represent inappropriate "backland development" which would fail to provide adequate amenity to both the proposed and existing dwellings.
The proposal could potentially cause some loss of light to Number 32 Douglas Street, however this is not considered to be of a sufficient level to warrant refusal of this application for this reason alone. Loss of view is not a material planning consideration and as such is not a matter to be considered in the assessment of this application.
The location of the building is to the rear of the properties of Douglas Street and whilst this would reduce the impact of the development upon the Conservation Area, it is nonetheless considered that the proposed works would be to the detriment of the character of the Conservation Area. It is difficult to assess the full impact of the development upon the surrounding area due to the lack of detail provided by the plans. However it is considered that permitting this development could lead to pressure to allow similar developments along the lane which would be undesirable and would impact negatively upon the character of the Conservation Area.
In conclusion, it is judged that the proposed conversion and extension of the existing single storey outbuilding is not acceptable as it would fail to provide a sufficient level of amenity to Number 30 Douglas Street and would also result in a new residential unit with a poor outlook, shared outdoor space and a single access via a rear service lane. The proposal would also represent an incongruous development within the Peel Conservation Area and would lead to pressure for similar types of development.
It is recommended that the application be refused.
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:
Accordingly the following parties are not granted Interested Party Status:
Recommended Decision: Refused Date of Recommendation: 29.07.2008
C: Conditions for approval N: Notes attached to conditions R: Reasons for refusal O: Notes attached to refusals
R 1. Insofar as can be ascertained from the plans, The proposed extension of the existing single storey outbuilding to create a separate residential unit would fail to protect to an acceptable level, the residential amenity of Number 30 Douglas Street. The proposal would also result in a new residential unit with a poor outlook, shared outdoor space and access via a rear service lane. As such the proposal fails to accord with General Policy 2, specifically parts (g) and (h) and Environmental Policy 42 of the Isle of Man Strategic Plan.
R 2. The proposed development would have an adverse impact upon the character of the Conservation Area and would lead to pressure for similar inappropriate development along the service lane to the rear of Douglas Street.
R3 - plans
Decision Made: _________________________ Committee Meeting Date: _________________________
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