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The property 27 Demesne Road, Douglas, is part of a row of three storey terraced properties, located on the eastern side of Demesne Road which is off Bucks Road.
The property has been zoned within the Douglas Local Plan Order 1998 as being within an area of predominately residential area; the site is not within a Conservation Area.
Planning Circular 2/88
The application proposes the conversion of ground floor to form two apartments. The application also proposes to demolish part of the existing wall to provide access of one off street parking provision.
Highways Division have objected on the following grounds:-
The proposed off street parking space to serve this development cannot be accessed and egressed which will result in additional on street parking
03.07.06 - Thank you for your letter dated 20th June 2006. I have the following comments to make on the additional information the applicant has provided:-
The photographs show an MC ZR which in no way can be considered to be an average sized modern car.
A vehicle turning circle for a car is 4.5 metres. The site plan on Drawing Number 601/PL01 indicates the rear lane is 3.25 metres wide. To permit a vehicle to reverse into the off street parking provision in one manoeuvre the entrance must be widened by 2 metres. This will permit vehicles travelling along the rear lane towards No.33 to access the parking area and egress in towards No. 33. Access and egress in the other direction will involve a multipoint turn. This will create problems because the rear access lane is a cul-de-sac with a small turning facility in the vicinity of number 15 Demesne Road.
26.09.06 - I confirm our previous discussions on this issue. The Department of Transport Highway Division will withdraw subject to the vehicular entrance to the rear yard being widened to 5.5 metres in width.
Douglas Corporation:-
The above planning application was placed before the Public Works Committee of Douglas Corporation at its meeting held on the 17th May 2006, and I would advise that the committee agreed not to raise an objection to the application.
Chief Fire Officer:-
Recommends that a mains wired interconnected smoke detector be installed
IOM Water Authority:-
For a change in the supply to a premises (domestic of commercial) the applicant should contact the IOMWA Byelaws Inspector (Michael Karran), tel. 695957
Issues to be considered with the application include:-
The Highway Division initially objected to the proposal, subsequently the Highway Division and I have been in contact with the agent to resolve the issue. The conclusion to this discussion is the widening of the existing rear wall by a total of 5.5 metres (drawing submitted indicates 3.6 metres). This will be acceptable to the Highway Division and will make access and egressing possible and easier.
Planning Circular 2/88 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. c) assist in admitting light and air to the rear of the building proper.
The apartments would comply with Planning Circular 2/88. Regarding a pleasant, clear outlook, particularly from the principle rooms both apartments living rooms have windows overlooking Demesne Road, whilst the remained of rooms have one or two windows which overlooking the rear yard area to the exception of the second bedroom of one of the apartments.
Access to the external space is provided by the rear yard which has a rear access to the rear lane which provides a parking provision, but also leaves plenty of space for clothes-drying, refuse storage and general amenity.
For these reasons the proposals would seem 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:
Recommended Decision: Permitted
Date of Recommendation: 28.09.2006
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal O : 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 601/PL01 and 601/PL02 all received on 1st March 2006.
C 3.
Prior to the commencement of any building operations, there must be submitted to and approved by the Department detailed drawings:-
N 1.
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 (Michael Karren), telephone 695957.
N 2.
The applicant is advised to consult the Fire Safety Department as the proposal may fall within the scope of the Fire Precautions (Flats) 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 : 29/9/06
Signed : M. I. McCauley Director of Planning and Building Control
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