Officer Planning Report

Planning Report And Recommendations {{table:130202}} {{table:130203}} {{table:130204}} {{table:130205}} ### Considerations {{table:130206}} ### Written Representations ### Consultations {{table:130207}}

Officer's Report

Site

The property 4 Woodville Terrace, Douglas, is part of a row of four storey terraced properties, and located on the western side of Woodville Terrace which runs parallel to Victoria Road to the west. The properties along Woodville Terrace comprise of residential and tourist accommodation.

Land Use Zoning

The property has been zoned under the Douglas Local Plan Order 1998 as being within a predominately residential area; the site is not within a Conservation Area.

Planning History

Conversion of guest house into five apartments (Resubmission) - 04/02638/B – refused on the following grounds:-

• The proposed parking provision is inadequate in terms of numbers and nature, in that there are only three on-site spaces (for five flats), and two of those are very tight and block each other in.
• The environment of and outlook from Flat 3 would be poor, and contrary to the Department’s policies as set out in Planning Circular 2/88.

Conversion of guest house into 4 apartments (04/01785/B) – refused on the grounds that:-

• The use and layout of the rear annex are unsatisfactory, in that most of the floor space is not contained within any of the proposed flats, and much of the space (and the existing fittings) would be un-used and, in practice, poorly maintained.
• The proposed parking arrangements are inadequate in terms of numbers, size, layout and accessibility.

Proposal

The application proposes the conversion from guest house to four self contained apartments (Resubmission of 04/01785). Each floor of the property (ground floor up too third floor) will accommodate a single apartment. All apartments will all have seaward views. The basement of the property will be converted to a store room.

The rear yard of the property would be utilised to provide two off road parking provisions and bin storage.

Representations

The Douglas Corporation has considered the application and has no objection.

Highways Division objection on the following ground:-

The off street parking spaces are too narrow and will prevent access and egress to/from these proposed spaces and the building. It should be noted two off street parking spaces 2.4 metres wide could be constructed which would be adequate to serve this development.

Disability Access Officer has made the following recommendations:-

Apartment blocks should meet the following requirements.

1. Where parking is provided, which includes provision for visitors then five percent of unassigned spaces should be designated for disabled parking.
2. The ground or primary entrance level should include at least one entrance that is accessible to an unassisted wheelchair user.
3. Any sanitary facilities provided which are accessible to the public should include a disabled toilet.
4. All public corridors should be of sufficient width and free from obstruction as to allow a wheelchair user to pass other users of the corridor.
5. The primary entrance to all apartments should be of sufficient width as to be accessible by an unassisted wheelchair user.
6. Where apartments and/or parking are provided over more than one level then a lift should be provided of sufficient dimensions as to allow an unassisted wheelchair user to enter, turn around and use the controls.

Chief Fire Officer has recommend that the Applicant to consult with Fire Safety Department - Flats Regulations

We have received no privately written representations objecting to the application.

Assessment / recommendation

Initial concerns with the application were the parking provisions which the Highways Division had objected to. Due to this the Applicant has since submitted amended drawings showing more appropriate scheme for parking provisions (two off road) which are accepted by the Highways Division.

When considering conversions of guesthouses / hotels / buildings to apartments we must consider Planning Circular 2/88. Under this Circular it 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.

This proposed scheme would seem to comply with Circular 2/88, and therefore the proposal would seem to be appropriate in this location and therefore my recommendation is for an approval.

I consider that the following meet the criteria of Government Circular 1/06 and should be afforded interested party status:

• The Douglas Corporation
• Highways Division
• Disability Access Officer
• Chief Fire Officer

Recommendation

Recommended Decision: Permitted

Date of Recommendation: 04.07.2006

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

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 drawings 1024-01, 1024-02 REV D, 1024-03 REV F, 1024-04 REV D and 1024-05 REV A all received on 16th March 2006 and 22nd June 2006.

N 1. is advised to consult with the Fire Safety Department as the premises falls within the scope of the Isle of Man Fire Precautions Flat Regulations 1996.

N 2.

The applicant is advised to consult Disability Access Office with regard to the needs of disabled users within the building.

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: 1/7/06

Signed: [Handwritten signature]

M. I. McCauley Director of Planning and Building Control