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.
Highways Division raises concerns about increased parking demand and road safety impacts; Housing Division requires 2 affordable housing units; Environmental Health mandates compliance with Housing (Flats) Regulations 1982 prior to occupation.
Key concern: increased parking demand and negative impact on road safety through inappropriate parking
Department of Infrastructure Highways Division
This application will result in an increased parking demand in an area that has seen a steady rise in on street parking demand in recent years due to similar developments.; The applicant's provision for motorcycle and cycle parking is commended; however the Planning Committee should be aware that continued approval of such proposals without consideration of the implications for on street car parking will lead to the worsening of the existing parking situation in this area with the resultant negative impact on road safety through inappropriate parking.
Department of Social Care Housing Division
Having given due consideration to land availability and demand for both first time buyer and public sector housing in the Douglas/Braddan area, the applicant proposes 8 no. apartments and therefore a provision of 2 units ( ) should be provided as affordable housing.; Such properties should comply with the Department's Guide to Public Sector Housing Standards Document.
Conditions requested: provision of 2 units as affordable housing compliant with the Department's Guide to Public Sector Housing Standards Document; Developer discusses the provision with the Housing Division before proceeding further with the proposals beyond the next stage; affordable housing element to be utilised for first time buyer housing sold in accordance with the House Purchase Assistance Scheme 2007
Department of Environment, Food & Agriculture Environmental Health
the proposed flats/apartments must, on completion of the intended works, comply with the requirements of the Housing (Flats) Regulations 1982 and be registered thereafter under the same Regulations PRIOR to any of the flats being occupied.
Conditions requested: proposed flats/apartments must comply with the requirements of the Housing (Flats) Regulations 1982 and be registered thereafter under the same Regulations PRIOR to any of the flats being occupied
