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This application relates to a piece of land at the corner of circular road which is currently a yard being used in association with a garage to the rear of the site.
The proposal is to erect a pair of semi-detached dwellings fronting onto Circular Road with car parking and a small amenity area to the rear.
A previous application PA 04/01594/A was refused for two semi-detached dwellings and redvelopment of the garage workshop to apartments. The reasons for refusal were the impact on the character and appearance of the Conservation Area in particular :
The proposed 2 dwellings would have insufficient external private space and have an awkward relationship with the proposed parking to the rear.
The use of dormers in the dwellings and apartment block would be out of keeping
The height and mass of the apartment block and adverse impact on dwellings on Stanley Road.
The application seeks to address several of these points. The dormers to the front of the semi-detached dwellings have been omitted and replaced by skylights. Those on the rear are less obtrusive in the street scene. The apartment block has been omitted and the workshop remains and so objections relating to this building are not relevant. A small amenity yard has been provided to the rear of each house and two parking spaces with a turning space behind that.
SPMC_E considers that this is a reasonable solution to the development of this small site and should enhance the townscape.
There is an objection from the Department of Transport stating that the parking requirements are inadequate to serve the development.
There are only one space per house provided but given the houses are in the conservation area and it is also important to ensure the development is acceptable in appearance having just one space which is screened within the rear yard may be acceptable. However the workshop to the rear is to remain and it is understood from discussions with the agent that the entrance to this will be shared with the yard for parking. This will reduce the amenity for the residents and does give rise to concerns about the availability of the parking for the residents. It would be preferable for a scheme for the whole of the site including the workshop to be put forward or necessary for a condition that the rear yard area be available for the residents only, which is unlikely to be acceptable to the applicant. It may be preferable for the application to be deferred for further discussions with the applicant regarding the use for the whole site.
Following further discussions with the applicant he has stated that there is no intention to continue with the workshop in the same use. The intention is to convert the building to apartments in the future with parking for those included within the existing building on the ground floor. There will be no need for access to the workshop from the yard and no intention of this continuing once the houses are built. Both the amenity space for the houses and the parking provision will be better if there is no access to the workshop through the yard. There is currently parking for the workshop underneath the building accessed from Stanley Mount and this could continue to be used for the workshop, and be used were the rest of the building to be converted to apartments. Providing a condition is attached to ensure that the workshop is not accessed from the rear yard for the houses this would be acceptable.
Recommended Decision: Permitted
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
C 1. This approval relates to drawing number 20:1:05 date stamped received on 25th April 2005.
C 2. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
C 3. The yard to the rear of the proposed properties must be retained for the sole use of those properties with no access from this site to the existing workshop to the north. ~~Any parking for the site to the north must be provided for on that site.~~
C 4. The roof(s) must be finished in natural slate or a high quality imitation slate which must be approved by the Planning Authority PRIOR to the commencement of works.
C 5. All plumbing stacks must be constructed internally.
C 6. 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.
C 7. The proposed development must be connected to the main foul sewer.
NOTE: A Drainage Connection Fee will be payable to the Drainage Authority on this development
C 8. The windows on the front elevation must be sliding sash windows and the front doors must be wooden painted panel doors.
C9 Prior to the commencement of works details of the face brickwork must be submitted to and approved by the Planning Committee.
Decision Made : ... Committee Meeting Date : ...
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