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This application relates to the combined curtilages of number 7 and 8 Palace road, Douglas which are a pair of attached former guesthouses.
Proposed is the internal alteration of the buildings to form six self-copntained apartments.
There is a valid Application in Principle for conversion to six flats. (PA 04/00066/A approved 22nd March 2004). There was an objection at that time from the Department of Transport because no proposals for the parking of vehicles arising out of the use of the apartments was included, in an area where on-street parking is at a premium. The approval in principle for two years was subject to conditions that the approval was for the conversion of the existing fabric into six flats, each of which must have a front outlook and comply in all respects with the Housing (flats) regulations 1982 .
A full application (PA 04/01520/B) was submitted for the conversion to six flats and an owner's apartment and manager's office which was refused on 12th October 2004 and is currently at review. The reason for refusal was that the proposed development would result in an increase in the demand for parking space; no on-site space is proposed (or, indeed practical), and further on-street parking would add to the existing congestion in the immediate area.
The current application is for six apartments, each with two bedrooms and each with a front outlook. On the lower ground floor where previous application (PA 04/01520/B) had the owner's apartment and manager's office there are now two store rooms shown. To the front of the property at lower ground level there is a wheelie bin store indicated. The exterior of the building has a balcony added to the upper two levels to the front, the same as the balcony already on the upper ground floor. The two sets of steps leading to the front door have been replaced by one stairway to the east of the building at the front.
The minor changes to the front of the building are acceptable although further details of the storage and access for wheelie bins would be useful to clarify what is proposed. It is accepted that there is sufficient space within the front or rear yards for these to be stored properly.
The number of apartments is the same as the number previously proposed when approval in principle was granted in March last year. Given the lack of rear access and small amount of land to the front of the building, it would not be possible for additional parking to be provided in site. Previously the applicant stated that parking was not possible on site and that by reducing from a 44 bedroom guest house to 6 apartments parking is more likely to be reduced. Although the lack of parking is a concern in this case it would appear to be impracticable to provide it on site, there was some previous on street parking from the previous use and approval in principle was recently granted for six apartments without on site parking and it would appear reasonable to grant permission for this application.
Recommended Decision : Permitted Date of Recommendation : 13.01.2005 Conditions and Notes for Approval / Reasons and Notes for Refusal
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
C 2. This approval relates to drawing numbers 04/11/1 and 04/2418/1(B) date stamped received on 5th November 2004.
C 3. Prior to the commencement of any works, the developer must consult with the Fire Safety Department; the recommendations arising therefrom must be implemented prior to the flats being occupied.
NOTE: The proposal will be subject to the Fire Precautions (Flats) Regulations 1996.
C 4. The proposed flats must on completion of the proposed works, comply with the requirements of the Housing (flats) regulations and be registered thereafter under the same regulations.
C 5. All plumbing stacks must be constructed internally.
N 1. For water connections that comprise more than a single connection to a water main or service, or where new water mains and hydrants will be required, the applicant should contact the Isle of Man Water Authority Planning and Projects Section, telephone 695958.
N 2. For a change in the water supply to a premises (domestic or commercial) the applicant should contact the Isle of Man Water Authority Byelaws Inspector (Les Quayle), telephone 695957.
Decision Made : Approved Committee Meeting Date : 28.1.05
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