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The application site represents the curtilage of 1 Lake Road Douglas, a two storey warehouse that is currently being developed in accordance with approved planning application 07/01294/B which sought planning permission for the erection of a second floor to be used a residential accommodation and the use of part of the building for residential garaging and office use in association with the residential accommodation. To the south of the site, the area is being redeveloped to provide a residential complex with restaurant to the Quayside elevation. A Department of Transport car park is located to the west of the site.
The application site is located within an area identified as being Town Centre in the Isle of Man Planning Scheme (Douglas Local Plan) Order 1998. The site is located close to the edge of the Douglas (North Quay) Conservation Area.
Within the adopted Isle of Man Strategic Plan, the following policy is considered relevant in the assessment and determination of this application:
General Policy 2, which states:
"Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development:
The following previous planning applications are considered relevant in the assessment and determination of this application:
As previously stated, the site is currently being developed in accordance with approved planning application 07/01294/B which sought permission to erect a second floor for residential use, conversion of part of the ground floor to residential garaging, bin storage/utility space and the conversion of the first floor to office space and residential space in association with the new second floor. This application was approved subject to conditions including a condition relating to the hours of use of the storage/garage area (Condition 4) and conditions limiting the use of the building.
Planning application 06/02071/B sought permission for the erection of a second floor for residential use and conversions of the ground floor to a hot food retail outlet and garaging/storage and the use of the new second floor to office and part residential use. This application was refused on 15th June 2007 for the following reasons:
1) The use of the proposed vehicle store and despatch area will impact adversely on the occupiers of the proposed apartments on first and second floor by reason of additional vehicle movements leading to an increase in noise and disturbance. Whilst the area is generally commercial in nature, the garaging proposed would introduce a further activity which it is considered would detract from the residential amenity that future occupiers of the apartments, whether they be used in association with the ground floor use or not, could reasonably expect to enjoy. 2) It is considered that the residential amenity for future occupiers of the proposed residential units will be poor, given the location and proximity of adjacent buildings.
3) There is considered to be insufficient off street parking to serve both the hot food takeaway, residential and office uses proposed within the building which would result in congestion and vehicle conflict arising from the uses, contrary to the aims of highway safety.
The Department of Transport Highways Division has not commented on this application. Douglas Corporation has not commented on this application. The Isle of Man Fire and Rescue Service request that a Note be attached to any subsequent approval.
The owners/occupiers of Wadham House, The Abbey Woods, Douglas, who rent a car parking space located within the car park adjacent to the site from the Department of Transport, object to this application. Their reasons for objection may be summarised as concerns that the site does not have adequate parking.
This application seeks approval for alterations to the approved scheme 07/01294/B. Specifically two additional bedrooms are proposed which would be built at second storey level in place of two balcony areas at the western end of the building. An open patio area would remain between the bedrooms.
The issues to be considered in the assessment of this application are the visual impact upon the existing building and the surrounding area and parking provision.
As a visual change to the existing building and to what has previously been approved, the proposal would have a relatively minor impact. The proposal would continue the roof treatment along the north and south elevations and would not, it is considered, result in any adverse impact upon the building or the wider area.
In terms of parking provision, this proposal must be considered against the Parking Standards as set out within Appendix 7 of the adopted Strategic Plan. This states that for apartments, the car parking standard should be "1 space for 1 bedroom; 2 spaces for 2 or more bedrooms". This proposal continues to offer 1 parking space in association with the residential apartment in the form of a single car integral garage. As such when assessed against the relevant Parking Standards this proposal would not provide an adequate level of parking. However, this application must also be assessed having regard to the location of the proposal site. The Strategic Plan sets out situations where it may be appropriate to relax the adopted Parking Standards. Part (d) states that the standards may be relaxed where development "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." The surrounding area offers some parking provision under both private and public control. The surrounding streets are controlled by double yellow lines and disc zone areas. The enforcement of these parking restrictions, which must be taken as being effective, would prevent any unacceptable on street parking.
The site is located within the town centre and is very close to amenities such as the supermarket to the west and the regular bus route that serves Banks Circus and the Quayside. It is therefore considered that the location of the site is such that it is appropriate in this case to relax the Parking Standards normally applied to apartment developments.
It is recommended that the application be approved.
It is considered that the following parties, who submitted comments, accord with the requirements of Planning Circular 1/06 and are therefore, afforded Interested Party Status:
Accordingly the following parties are not granted Interested Party Status:
Recommended Decision: Permitted
Date of Recommendation: 18.03.2008
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 plans and information DRG 003 REV A, DRG 004 REV B and drawing 010 submitted and date stamped 11th December 2007.
N 1. The applicant is advised to consult the Fire Safety Department regarding the means of escape from the approved additional bedrooms.
Decision Made: Refused Committee Meeting Date: 11th April 2008 See subsequent report
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