Conversion of existing dwelling into three apartments

Strategic Plan Appendix 7 Parking Standards

New built residential development should be provided with two parking spaces per dwelling

APPENDIX 7 PARKING STANDARDS Residential A.7.1 High levels of car ownership have led to an increase in the level of parking expected for new residential development, and outside of town centre locations these standards should not be relaxed. New-built residential development should be provided with two parking spaces per dwelling, at least one of which should be within the curtilage of the dwelling and behind the front of the dwelling, although the amount and location of parking will vary in respect of development such as terracing, apartments, and sheltered housing. In the case of town centre and previously developed sites, the Department will consider reducing this requirement having regard to: (a) the location of the housing relative to public transport, employment, and public amenities; (b) the size of the dwelling; (c) any restriction on the nature of the occupancy (such as sheltered housing); and (d) the impact on the character and appearance of the surrounding area. Where new dwellings are created by the conversion of existing buildings, parking space should be formed by the clearance of outbuildings and low -grade annexes or "outlets" if it is reasonable and practica ble so to do; however, in general, the need to find a use for redundant buildings which are in sound condition will outweigh the drawback of any shortfall in parking provision. Offices A.7.2 The current car parking standard associated with town -centre o ffice development is one space per 50 sq.m. of nett office floor space, preferably provided on -site, but otherwise provided conveniently close to the site. Where office space is permitted outside of town centres, the current parking standard is one space per 15 sq.m. of nett office floor space. A.7.2.1 Having regard to the environmental objectives of this Plan, the Department is mindful that it may be appropriate at some time in the future to re -consider these standards. In the formulation of an Integrat ed Transport Strategy (Objective 3.5(a)), it will be appropriate to consider a variety of options, including the possibility of restricting the provision of parking spaces with new town centre office developments. If accompanied by rigorous on -street parking controls and more extensive public transport, such an approach would have environmental benefits, including the evolution of a more pedestrian -friendly streetscape. There would remain, however, a need to provide space for parking by disabled drivers, and for servicing and deliveries. A.7.2.2 Meanwhile, and until such time as a new Strategy has been formulated after proper consultation, the Department proposes to adhere to its current standards. Industry A.7.3 Where industrial development is propose d, it is essential that all parking and manoeuvring by vehicles which will be generated by the use of the site can be accommodated within the site and off the highway. This is particularly important within industrial estates where the lack of parking and m anoeuvring space can create significant difficulties for other estate users, particularly where the use of large and articulated vehicles is involved. It is essential therefore that any applications for industrial development can demonstrate that there is sufficient off street parking provided within the application. A general policy of one space per 50 square metres of nett will be required with additional space for manoeuvring where larger vehicles may be using the site, although an increased standard may be needed for uses which generate a high level of traffic, including light industrial and research and development businesses. Storage and distribution is generally less labour intensive and will require one space per 100 square metres. Where mezzanine le vels are proposed after the buildings have been completed, the Department may require additional car parking if additional levels of use would result from the additional space proposed. Retail A.7.4 Most shopping facilities in established centres do not have on site parking provided due to the intensive form of development and their location off the main highway, often in pedestrianised streets (Peel, Castletown, Douglas and Ramsey in particular). In most of these cases, provision is made for servicing outside trading hours from relaxation of the access regulations and the use of de -mountable bollards and rear access lanes. It is impracticable to require on site car parking for either staff or customer s in such locations although it must be feasible for retail developments to be serviced. It is equally essential that there are available sufficient areas of public car parking either in car parks or on street, and that adequate controls are in place for these spaces to be available to those who need them. Neighbourhood shops to serve new residential areas can be incorporated into estate layouts and should provide spaces for staff, customers, and service vehicles.

Strategic Plan parking standards discretion

A.7.6 Parking Standards Type of Development Car Parking Standard Typical Residential 2 spaces per unit, at least one of which is retained within the curtilage and behind the front of the dwelling. Residential Terraces 2 spaces per unit, if not within curtilage then located as close to units as possible without compromising residential amenity. Parking spaces should not be provided in front of the dwellings where this would result in a poor outlook for residents and would detract from the amenity of the area. Apartments 1 space for 1 bedroom; 2 spaces for 2 or more bedrooms Sheltered Housing 1 space per 3 units. Town centre and brownfield residential development Typical residential standard may be relaxed in accordance with paragraph A.7.1 above. Nursing, rest, and care homes 1 space per 3 residents in addition to spaces for staff and deliveries. Offices 1 space for every 50 square metres of nett floor space. Out of town offices 1 space for every 15 square metres of nett floor space. Town centre shops Space for service vehicle use. Neighbourhood shops Spaces for staff, customers, and service vehicles will be required. Light industrial, research and development 1 space per 30 square metres nett floor space. General industrial 1 space per 50 square metres gross floor space. Storage and distribution 1 space per 100 square metres gross floor space. Medical / health services 3 spaces per consulting room plus staff parking. Hotels, motels, guest houses 1 space per guest bedroom. In rural and suburban l ocations. In urban locations standards may be relaxed as (d) below Assembly and leisure (includes cinemas, meeting halls, swimming baths, leisure centres, and the conference and leisure facilities of hotels) 1 space per 15 square metres gross floor space. These standards may be relaxed where development: (a) would secure the re -use of a Registered Building or a building of architectural or historic interest; or (b) would result in the preservation of a sensitive streetscape; or (c) is otherwise of benefit to the character of a Conservation Area. (d) is within a reasonable distance of an existing or proposed bus route and it can be demonstrated a reduced level of parking will not result in unacceptable on street parking in the locality. APPENDIX 8 EXISTING, APPROVED AND NEW DWELLINGS BY LOCAL AUTHORITY AREA Local Authority Area Number of private households 2011* % of Island Total New dwellings approved 2001 - 2011 (valid approvals) % of Island total New dwellings started or completed 2001 - 2011 % of Island total North Ramsey 3,530 9.9 657 12.7 568 12.7 Andreas 595 1.7 105 2 102 2.3 Jurby 264 0.7 26 0.5 24 0.5 Ballaugh 438 1.2 21 0.4 15 0.3 Bride 168 0.5 12 0.2 10 0.2 Lezayre 510 1.5 62 1.2 51 1.1 Maughold 403 1.1 17 0.3 13 0.3 Total 5,908 16.6 900 17.3 783 17.4 East Douglas 11,702 32.9 1724 33.4 1407 31.5 Onchan 3,993 11.2 230 4.5 222 5 Braddan 1,350 3.8 260 5 256 5.7 Laxey 716 2 46 0.9 18 0.4 Lonan 621 1.7 95 1.8 88 2 Marown 885 2.5 96 1.9 84 1.9 Santon 283 0.8 10 0.2 10 0.2 Total 19,550 54.9 2461 47.7 2085 46.7 West Peel 2,168 6.1 763 14.8 719 16.1 Michael 682 1.9 75 1.5 74 1.6 German 433 1.2 17 0.3 12 0.3 Patrick 604 1.7 91 1.8 89 2 Total 3,887 10.9 946 18.4 894 20 South Castletown 1,353 3.8 298 5.8 294 6.6 Port Erin 1,631 4.6 198 3.8 173 3.9 Port St. Mary 860 2.4 146 2.8 79 1.8 Rushen 675 1.9 46 0.9 44 1 Arbory 758 2.1 86 1.7 49 1.1 Malew 977 2.8 81 1.6 68 1.5 Total 6,254 17.6 855 16.6 707 15.9 Total 35,599 100 5162 100 4469 100 *Source: Isle of Man Census 2011 APPENDIX 9(1) ISLE OF MAN EMPLOYMENT LAND AVAILABILITY 2007 SUMMARY Available Land (ha) South Port Erin 0.24 Malew 49.18 Sub Total - South 49.42 East Douglas 5.22 Braddan (2) 28.07 Onchan 3.65 Sub Total - East 36.94 North Ramsey 10.40 Lezayre 0.47 Jurby 8.25 Sub Total - North 19.12 West Patrick / Peel 10.4 Sub Total - West 10.4 TOTAL 115.88 (1) Source: Employment Land Availability Study DLGE 2007 (2) This figure includes 20 ha proposed by the DLGE at Cooil Road