29 November 2016 · Delegated - Interim Director of Planning and Building Control (Jennifer Chance)
3, Harris Terrace, Douglas, Isle Of Man, IM1 3lz
The site is a vacant office building in a predominantly residential area within the Windsor Road Conservation Area, surrounded by houses including the protected Harris Terrace. The scheme retains the main existing building, demolishes unattractive timber annexes, and adds a contemporary extension wrapping around the re…
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The officer considered the proposal acceptable in principle as the site is zoned Predominantly Residential and prior approval for residential conversion had been granted, with surrounding residential …
General Policy 2
Requires development to respect site/surroundings in siting/layout/scale/design, not adversely affect townscape/amenity/highway safety/parking. Officer assessed proposal complies on balance: design enhances Conservation Area, parking shortfall outweighed by location/surveys/amendments, no unacceptable highway impact.
Housing Policy 17
Permits flat conversions in residential areas if adequate space for drying/refuse/amenity/parking provided, pleasant outlooks, and parking on-site or via traffic strategy. Assessed as met: one parking space per flat allocated, bike/motorbike storage, small front open areas, flats have good outlooks with bedrooms/living rooms aligned to minimise noise.
Transport Policy 7
Requires parking per current standards. Proposal provides 17/33 spaces but relaxation justified by urban location, parking surveys (min 12 spaces available nearby), bike provision, and heritage retention limiting site capacity; Highways informally accepted amendments.
Environment Policy 35
Permits development in Conservation Areas only if preserving/enhancing character. Proposal enhances via demolition of unattractive annex, contemporary extension echoing existing features (pilasters, string courses), rear elevation improvement over neglected current state, no harm to adjacent Registered Buildings.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice. Reason: To comply with article 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
Parking and turning areas
The development hereby approved shall not be occupied or operated until the parking and turning areas have been provided in accordance with the approved plans. Such areas shall not be used for any purpose other than the parking and turning of vehicles associated with the development and shall remain free of obstruction for such use at all times. Reason: To ensure that sufficient provision is made for off-street parking and turning of vehicles in the interests of highway safety.
Bicycle and motorbike storage
The development shall not be occupied or operated until the bicycle store and motorcycling parking bays have been provided in accordance with the approved plans. The bicycle store and motorcycling parking bays shall be retained at all times thereafter. Reason: To promote sustainable travel in the interests of reducing pollution and congestion.
Car space allocation
Each apartment shall be allocated one of the car parking spaces and the space will be available only for the parking of a private vehicle associated with that apartment. Reason: to ensure adequate car parking standard for the scheme.
no objection, provided works comply with Housing Regulations 2013 and registered prior to occupation
no objection, request Section 13 Agreement for affordable housing contribution of £170,000 (17 x 25% at £40,000/unit) as off-site preferable given applicant retention
no objection, request applicant contact for electricity supply discussions
Department of Infrastructure Highways Division initially objected to the application due to inadequate car parking, visibility, and manoeuvrability issues but provided conditions for approval following revised plans, resulting in DNOC.
Key concern: fails to provide car parking that meets visibility and manoeuvrability standards and as such fails to satisfy GP 2 (h)
Department of Infrastructure (DOI) Highways Division
Conditional No ObjectionHighway Services objects to this application on the following grounds; Do not oppose with condition/comment; Following revised plans DNOC
Conditions requested: Prior to the occupation of any apartment the car parking shall be provided and the car parking spaces shall be made available and kept free from obstruction; Each apartment shall be allocated one of the car parking spaces and the space will be available only for the parking of a private vehicle associated with that apartment
