Officer Planning Report Refused

Planning Report And Recommendations The application site is the residential property of No. 33a-Demesne Road, which is a single dwellinghouse attached to the rear of No. 33 Demesne Road, which has been sub-divided into flats. The site is zoned as predominantly residential within the Douglas Local Plan 1998. The site is located within a Conservation Area. To the south west of the application site is the public highway of Orry Street. PROPOSED DEVELOPMENT The application is seeking to obtain planning permission to convert the dwellinghouse of No.33a into to flats. The part of the proposal is to provide 2 car parking spaces within the site to be accessed off Orry Street. PLANNING STATUS AND RELEVANT POLICIES Within the adopted Isle of Man Strategic Plan 2007, the following policies are considered to be relevant in the determination of this application: General Policy 2, Housing Policy 17, Transport Policies 4 and 7 PLANNING HISTORY The following previous planning applications are considered relevant in the assessment and determination of this application: ## Representations Douglas Corporation does not oppose the application. The Highways Division of the Department of Infrastructure have not commented on the application. ### Assessment The application is proposing to sub-divide a dwellinghouse into two flats. The flats will have a reasonable outlook from the building overlooking Orry Street. The flats will have a pedestrian access off Orry Street. The installation of a small window into the rear elevation would not adversely affect the character and appearance of the conservation area. The application is proposing to demolish the existing boundary wall to create a car parking area for two vehicles. The application site is located within a Conservation Area. The existing boundary wall is a combination of stone and brick. The existing wall has no architecture merit. The proposal is to then erect railings around the car parking area. However, the proposal creates an open frontage on the public highway which will have some impact on the character and appearance of the conservation area. On balance, it is considered the proposal would not have such a negative effect on the character and appearance of the conservation area to warrant the application to be refused. In terms of parking provision, the strategic plan states that apartments should provide 1 space per bedroom. The application is proposing 2 one bedroom flats. This equates to 2 car parking spaces which would need to be accommodated within the development. The application is proposing 2spaces. It is considered the proposed parking is adequate for the development. The parking spaces are set behind the boundary line with Orry Street, which will have railings fronting onto Orry Street, and a rear boundary wall. Vehicles reversing out from the spaces will not have any clear visibility until the driver is past the rear boundary wall of the application site by which time the vehicles would be put on the public highway of Orry Street. However, the visibility from the car parking spaces up towards Demesne Road will also be impeded by railings that run from the boundary into the site and the railings that front onto Orry Street. There is additional issue that the vehicles in adjacent spaces and those vehicles parking on the public highway will block visibility. It is considered the whole access arrangement onto Orry Street would be unsafe and be prejudicial to highway safety and the free flow of traffic. ### Recommendation It is recommended that application be refused for the above reasons. ### Party Status 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. ### Recommendation Recommended Decision: Refused Date of Recommendation: 27.07.2010

Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval

N : Notes attached to conditions R : Reasons for refusal 0 : Notes attached to refusals

R 1. The visibility from the proposed vehicular access onto the public highway would be inadequate to serve the traffic movements into and out of the site and therefore would be detrimental to highway safety and the free flow of traffic.

I confirm that this decision accords with the appropriate Government Circular delegating functions to Senior Planning Officer.

Decision Made : Refused D Date : Signed : Senior Planning Officer