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This application relates to 35 North Quay Douglas which is one of a group of terraced properties facing the quay next to The British.
It is within the Douglas (North Quay) Conservation Area.
Approval was granted on 7th July 2004 for conversion of the existing shop and basement to a cafe with replacement shop front incorporating additional entrance and alterations to the flat above. In this application the upper three floors consisted of a large three bedroom flat, with a lounge, study, kitchen and two bathrooms which had a separate access next to the cafe entrance in the hall at the front of the building.
This proposal is to convert the living accommodation on the upper three floors of the building into three self-contained apartments, with the construction of an access stairway and the provision of toilets and escape stair to the ground floor cafe/shop and basement store. This means the cafe on the ground floor can be accessed via the existing door at the front onto North Quay and will have more floor space. The basement will be accessed via the cafe with a second stair to the rear of the building.
The 3 flats proposed will only be accessed from the rear of the building where a new enclosed stairway is proposed. This will be fully enclosed and extended upwards over the four levels. The door to the stairwell will open directly onto the rear lane with enclosed space for bins and meters on either side.
The issues to be considered are the impact on the conservation area, the amenity and outlook provided for the proposed flats, impact on existing neighbouring properties, and car parking.
The front of the building is proposed to remain more or less as it is at present with the existing shop front to be retained and restored. The restoration of the front of the building will help to enhance the conservation area. The main change is to the rear of the building where the stairway is proposed and the impact on the conservation area is limited here, but it will reduce the light and space to the rear of the buildings further. The occupation of the building is likely to assist in its being maintained and contributing positively to the conservation area.
The apartments proposed all have a main living room with a front aspect, but by adding to the building at the rear the existing relatively poor outlook from the rooms to the rear of the building will be reduced further in terms of aspect and light. It is considered that the resulting amenity for the apartments will be poor and there is likely to be an adverse effect on neighbouring properties in terms of reducing their aspect and light.
The existing building has no car parking available on site and there is none provided in this application. The Department of Transport have objected on the grounds that there is no provision for on-site car parking in an area where on-site car parking is at a premium, contrary to the interests of road safety. The applicant has suggested that there will be 3 two bedroom apartments to replace the existing 6 bedroom accommodation and that this will not result in any more car parking requirements. It is considered that since they are to be three separate apartments they will in fact be likely to generate a greater need for parking.
The proposed use of the building with the cafe on the ground floor and separate living accommodation over is acceptable in this area where there are currently a mix of uses and would help to retain the character in the conservation area. However it is considered that the extension proposed to the rear will unacceptably reduce the outlook and light to the rear of the building and the resulting three two bedroom apartments in place of the current residence will increase the need for parking.
Recommended Decision: Refused
Date of Recommendation: 04.02.2005
C: Conditions for approval N: Notes attached to conditions R: Reasons for refusal O: Notes attached to refusals
R 1. The extension to the rear of the property will result in a poor outlook and lack of light and amenity for the future residents of the apartments, and will have an unacceptable impact on the neighbouring properties.
R 2. The proposed conversion makes no provision for on-site car parking, in an area where on-site parking is at a premium, contrary to the interests of road safety.
Decision Made: ... Committee Meeting Date: ...
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