2 November 2012 · Committee
38, Demesne Road, Douglas, Isle Of Man, IM1 3dy
Permission was granted for the conversion of 38 Demesne Road, Douglas into three apartments. The property is a mid-terraced building on the north-western side of Demesne Road, with a small rear yard accessed via a service lane. During the application process, the plans were amended from an earlier scheme to ensure that every bedroom would receive natural light, addressing housing amenity requirements. The Planning Committee considered three main issues: the effect of the conversion on the conservation area, whether the proposed flats would offer a sufficient standard of amenity, and whether the development would lead to unacceptable on-street parking pressure. The application was approved by the Planning Committee on 2 November 2012, in line with the officer's recommendation.
The Planning Committee approved the conversion, permitting three apartments at the property. Plans were amended during the process to ensure each bedroom would have a natural light source, satisfying housing amenity requirements. The key issues considered were the impact on the conservation area, the level of amenity for future residents, and whether on-street parking would be unacceptably affected. The formal decision record lists 3 conditions.
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
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; (l) 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. 6.3 Development outside of areas zoned for development
Environment Policy 35
Within Conservation Areas, the Department will permit only development which would preserve or enhance the character or appearance of the Area
Environment Policy 35: 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. 7.30 Development adjacent to Conservation Areas 7.30.1 It is often the case that important views into and out of a Conservation Area can contribute significantly to its character. It is necessary to assess the impact any development adjacent to conservation areas may have on such views.
Housing Policy 17
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.
Transport Policy 7
The Department will require that in all new development, parking provision must be in accordance with the Department's current standards.
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.
Condition 1
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
Condition 2
This approval relates to the conversion of building into three apartments, 38 Demesne Road, Douglas as shown by Demesne 1, Demesne 2, Demesne 4, Demesne 5, 39 photographs and supporting information all received 21st August 2012.
Condition 3
Prior to the commencement of development further details of the means of providing bin storage and the location of utility boxes/meters within or to the rear of the building, shall be submitted to and approved in writing by the Planning Authority and the development shall be carried out in accordance therewith.
proposed the conversion of the building into 3 apartments
highly relevant to this case
Conversion of ground floor apartment to two apartments and conversion of first and second floor store rooms to a duplex apartment (Retrospective), 15 Demesne Road
considered relevant in the assessment and determination of this application
Conversion of dwelling house to provide two flats, 33A Demesne Road
considered relevant in the assessment and determination of this application
Conversion of building to provide three residential apartments, 44 Demesne Road
considered relevant in the assessment and determination of this application
Refurbishment works and creation of six self contained apartments, 19 Demesne Road
considered relevant in the assessment and determination of this application
Conversion of guest house to four flats including basement and integration with adjacent property, 61 Bucks Road & 4 Demesne Road
considered relevant in the assessment and determination of this application
Approval in principle to convert from offices into six residential units, Kelsor House 11 - 13 Demesne Road
considered relevant in the assessment and determination of this application
Formation of two apartments from existing first floor apartment, Flat 3 21 Demesne Road
considered relevant in the assessment and determination of this application
