14 May 2018 · Committee
4, Victoria Place, Douglas, Isle Of Man, IM2 4et
This application sought permission to convert a two-storey mid-terrace house at 4 Victoria Place, Douglas into three self-contained one-bedroom apartments. The property sits in a cul-de-sac where on-street parking is already restricted by double yellow lines, and some neighbouring properties have front parking or landscaped gardens. The Department of Environment, Food and Agriculture refused the application in May 2018. Three separate reasons were given, covering the suitability of the conversion for future residents, the impact on parking and highway safety, and the effect on the appearance of the street. The conversion was found to provide a poor outlook for the flats and to over-intensify the building's use. The scheme did not demonstrate it could meet parking requirements or avoid worsening on-street congestion.
The application was refused on three grounds. The conversion was considered to over-intensify the use of the building, fail to provide adequate outlook for future occupants, and add pressure to already limited kerbside parking. The proposal also did not meet parking provision requirements, raising concerns about highway safety and traffic flow. Additionally, the increased bin storage at the front of the property was judged to harm the character and appearance of the street.
Refusal Reasons
Housing Policy 17
The application is considered contrary to Housing Policy 17 of the Isle of Man Strategic Plan
Housing Policy 17: 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. 8.13.4 In recent years, interest has grown in the development of residential dwellings from redundant commercial space, primarily above shops. In the United Kingdom, inspira tion for such development came from the LOTS initiative (Living Over The Shop) started in 1989 and the FOS programme (Flats Over the Shop), set up in 1991. The Department generally supports the conversion of redundant storage space above shops (which are often outside of residential areas), into residential development unless the occupants would suffer adverse noise, general disturbance or loss of residential amenity from other land uses. 8.14 Loss of Housing 8.14.1 In the current housing situation, the Department is concerned to ensure that there is no unwarranted loss of existing housing which is fit for habitation or could be made so at reasonable cost.
General Policy 2(g)
The application is considered contrary to General Policy 2(g) of the Isle of Man Strategic Plan
General Policy 2(h)
The application is considered contrary to General Policy 2(h) & (i)
General Policy 2(i)
The application is considered contrary to General Policy 2(h) & (i)
Transport Policy 7
Transport Policy 7: The Department will require that in all new development, parking provision must be in accordance with the Department's current standards. The current standards are set out in Appendix 7. 11.5.4 New development can have a significant impact in terms of the traffic generated by it and the impact on the various modes of travel. The Department considers that proposals which are likely to be significant traffic generators should be accompanied by a Transport Assessment(1) which should look at all modes of transport including access by public transport, cycling and on foot.
Conversion of residential dwelling to provide four apartments
confirmed the parking problems and questioned the suitability of conversion to more than a single dwellinghouse
Creation of a driveway and vehicular access
would create an adverse visual impact on the appearance and character of the area
