Officer Planning Report

Planning Report And Recommendations {{table:281383}} ### Considerations {{table:281378}} ### Written Representations ### Consultations {{table:281379}} {{table:281380}} {{table:281381}} {{table:281382}} ### Policy

Officer's Report

The application proposes the conversion of an existing apartment into two apartments at first floor at 21 Demesne Road, Douglas, which is a 4 storey semi detached property within a residential area within a Conservation Area.

The proposed two flats at first floor level will have access by the main staircase which gives access to the front of the property and to the rear yard. The existing flat will be split into two, flat 3 will be to the front of the property and flat 3A will be to the rear of the first floor. Flat 3 will have 3 first floor windows giving a view and light to the lounge, kitchen and bedroom, whilst flat 3A will have 3 windows on the side elevation of the outrigger giving light to the lounge and kitchen and a single window on the rear elevation of the main building which will be a bedroom window.

The Douglas Corporation have considered the application and have no objection. The Department of Transport have objected to the proposal, as the proposed development does not provide any additional off street parking. We have received no private written representations objecting to the application.

Circular 2/88 states that the all flats should also have a good external environment, characterised by:-

a) Pleasant, clear outlook, particularly from the principal room(s) of the flat; and b) Access to external space for the purpose of clothes-drying, refuse storage, carparking, and general amenity.

In this case the proposal does not provide adequate parking provisions and flat 3A to the rear of the first floor of the property does not have a pleasant, clear outlook from any rooms, due to the height of the rear wall of the site which is higher than the first floor windows, and also the three windows in the side elevation of the outrigger look directly towards the neighbouring properties outrigger 10 metres away. Due to these reasons my recommendation is for a refusal.

Recommendation

Recommended Decision: Refused

Date of Recommendation: 15.11.2005

Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal

• : Notes attached to refusals

R 1.

The conversion of the existing flat into two flats as proposed would be contrary to the Isle of Man Planning Scheme (Development Plan) Order 1982 and, in particular, the provisions of Planning Circular 2/88, regarding the proposal not providing any off street parking to ensure the provision of satisfactory vehicle parking arrangements and not providing a pleasant, clear outlook, particularly from the principal room(s) of Flat 3A.

Decision Made : Refuse Committee Meeting Date : 24/11/05

15 November 2005 05/01848/B Page 3 of 3