21 February 2011 · Senior Planning Officer (delegated under Article 3(13) of the Town and Country (Development Procedure) Order 2005)
Nelson, 11, Mona Drive, Douglas, Isle Of Man, IM2 4lg
The proposal sought to convert the vacant four-storey Nelson Hotel at 11 Mona Drive, Douglas, into eight apartments (six one-bedroom and two two-bedroom), with demolition of a five-storey flat roof outrigger and replacement by a larger extension (2.3m long x 2.1m wide), plus a balcony over corner bay windows.
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The officer assessed that the proposal failed Housing Policy 17 as the basement apartment would have a poor residential environment due to windows below street level, limited distances to boundaries/r…
Housing Policy 17
Requires conversions to flats to provide adequate space for amenities/parking, pleasant outlooks from principal rooms. Officer found basement poor due to sub-street windows and proximity to walls/boundaries; ground floor poor due to parking outlook/noise/privacy loss; upper units poor due to bedroom/living room adjacency causing disturbance. This failed the policy, justifying refusal.
General Policy 2
Requires good design/amenity. Motorbike parking visually intrusive on roadside frontage in Conservation Area, failing to respect character.
Environment Policy 35
Permits only development preserving/enhancing Conservation Areas. Parking area visible from Empress Drive intrusive; extension/balcony neutral/minimal impact, but parking harm outweighed benefits.
Housing Policy 5
Requires 25% affordable housing for 8+ dwellings. Applicant willing to provide 2 units under legal agreement for first-time buyers; consultee confirmed acceptability pending details.
Transport Policy 4
Relates to parking/access. No on-site car parking despite 10-space need, but reuse of building in Conservation Area and proximity to town/bus justified relaxation per Strategic Plan A.7.1.
Transport Policy 7
Listed as relevant but not explicitly assessed in detail.
Confirm provision of 25% affordable housing (2 units) for first time buyers under House Purchase Assistance Scheme, to comply with Housing Policy 5.
Proposed flats must comply with Housing (Flats) Regulations 1982 and be registered prior to occupation.
comments received.
Commends motorcycle/cycle parking provision but notes increased on-street parking demand and risk to road safety from inappropriate parking.
