Planning Statement Re-submission 06/00242/B

Planning Statement

Re-submission of planning application No. 06/00242/B for the conversion of existing workshop / store to self- contained flat with living accommodation at first floor level and garage at ground floor level at Falcon Street Lane Douglas For Mr & Mrs R Quayle

The following is a planning statement in support of the above application. This application seeks to address the reasons for refusal of a previous application No. 06/00242/B for the Conversion of first floor store over existing workshop to Living accommodation which was refused in a decision made by the Director of Planning.

The Reasons for refusal of the previous application No. 06/00242/B were as follows:

1. The development will provide additional residential accommodation and will not provide any off street parking; further on-street parking in this area would exacerbate existing congestion.

1. The proposed conversion would be contrary to the Isle of Man Planning Scheme (Development Plan) Order 1982 and, in particular the provisions of planning circular 2/88, not providing a pleasant, clear outlook, particularly from the principle room of 2 Falcon Street Lane, and does not provide any access to external space for the purpose general amenity.

1. The proposal to convert the first floor to living accommodation in this location would lead to significant overlooking from the living room window into neighbouring rear windows, in particular 14 Derby Road. It is considered that such overlooking would detract from the residential amenity currently enjoyed by the adjacent occupier and would therefore be an un-neighbourly development.

This amended application seeks to address the reasons for refusal as follows:

1. Parking:

One parking space will be provided for the sole use of the occupants of the flat in the garage on the ground floor of the property. This area is currently used by the applicant, who resides outside the area, for the storage of a vehicle. Access to the garage is not and has never posed a problem.

1. Outlook:

One of the amendments to this application is to replace one high level window on the south-facing gable with 2 windows. These windows will be located within the 2 principle rooms, the lounge and the bedroom. The attached photograph, taken through the existing window, illustrates that a good aspect can be provided from the principle rooms. The aspect from these rooms will be of Falcon Glen and, following leaf fall, a view of the sea beyond.

The Planning Department have set a precedent in the past the by the approval of planning applications which must be considered to have poorer aspects that that provided within this application. Two examples of such applications are 05/01587/B and 03/275.

Application 05/01587/B, approved at review is for a one bedroom flat contained wholly within the rear annex of property on Christian Road Douglas. This development was approved despite having restricted views and having no amenity space.

Application No. 03/275, approved for a flat over a garage in a back lane off Colden Road Douglas. That application was approved despite the property been totally reliant on Velux Rooflights for light and having no aspect or amenity space.

1. Overlooking:

This revised application seeks to remove the window highlighted as potentially causing un-neighbourly overlooking of the rear windows on Derby Road.

The development will rely on the proposed gable windows to provide a good aspect and on Velux rooflights to provide light and ventilation neither of which will give rise to concerns of overlooking.

Conclusion:

All 3 reasons for refusal of the previous application no. 05/01587/B have been addressed within this application by the inclusion / confirmation of parking provision, providing a clear and good aspect and the avoidance of overlooking and as a result we trust that the planning Department will now see fit to approved this amended scheme.

Photo Illustrating Aspect from Proposed windows towards Falcon Glen