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The application proposes the conversion of the lower floor level to form a self contained apartment at 18 Hutchinson Square, Douglas. The property is part of a row of three, 3 storey properties terraced properties, west of Hutchinson Square. The area has been zoned as predominantly residential under the Douglas Local Plan Order 1998. The area is also within the Ballaquayle Road Conservation Area.
At present the lower ground floor consists of a bathroom, laundry room, store room and two bedrooms. The rest of the property comprises of nine bedrooms, two bathrooms, dining / lounge, study and a dining / kitchen. Parking provisions of the property consist of only on street parking, which is shared with all or most of the properties in the area. All on street parking is permit parking with a maximum stay of 2 hours between the times of 8am to 6pm.
Access to the lower ground floor is via the main staircase which gives access to the entire property (all floors). The proposal is to removal the staircase from the ground floor down to the lower floor, and to have the main access via the existing rear door which enterers into the rear yard of the site. The existing rear wall which runs along the rear yard is proposed to be demolished giving space for an off street parking provision. To the side of the property the only other external alterations include the installation of a single window (en-suite) at the lower ground level to match the existing windows as well as being obscure glazed.
The Douglas Corporation and the Department of Transport have both considered the application and neither have an objection. The Fire and Safety Department have recommended that the applicant contact the fire safety department and the Water Authority have as recommended that applicant contacts themselves.
The Isle of Man Planning Scheme (Development Plan) Order 1982 - Circular 2/88 which controls the conversion of building into flats states that; The size, layout, occupancy, etc., of flats are controlled by the Housing (Flats) Regulations. However, all flats should also have a good external environment, characterised by -
a) 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, car-parking, and general amenity.
In this situation although the proposed apartment is at a lower ground level the outlook and general environment are acceptable and the proposal does comply with Circular 2/88. For these reasons my recommendation is therefore for an approval.
Recommended Decision: Permitted
Date of Recommendation: 19.01.2006
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 the submitted documents, and shown in drawings P01, P02 and P03 all received on 15th November 2005.
C 3.
The applicant is advised to consult the Water Authority to ensure that a connection is obtained for water supply purposes, or an amendment to the existing supply under the terms of the Water Supply Byelaws.
For a change in the supply to a premises (domestic or Commercial) the applicant should contact the IoMWA Byelaws Inspector (Les Quayle), tel. 69 59 57.
N 1.
Applicant to consult with the Fire Safety Department as the premises falls within the scope of the Isle of Man Fire Precautions Flat Regulations 1996.
I confirm that this decision accords with Government Circular Nos 44/05 (Delegation of Functions to Director of Planning and Building Control) and 47/05 (Delegation of Functions to Senior Planning Officer)
Decision Made : Permitted Date: 20/1/06
Signed: [Handwritten signature]
M. I. McCauley Director of Planning and Building Control
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