10 August 2012 · Senior Planning Officer under delegated authority (Article 3(13) of Town and Country (Development Procedure) Order 2005)
38, Demesne Road, Douglas, Isle Of Man, IM1 3dy
The proposal involved converting an existing mid-terraced building, previously used as bedsits for 11 hotel staff, into three self-contained apartments: a ground floor/basement 1-bed flat, a first floor 2-bed flat, and a 2nd/3rd floor 3-bed duplex.
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The officer assessed that the proposal would intensify existing on-street parking problems in Demesne Road, already heavily congested and at saturation from prior flat conversions, failing Transport P…
General Policy 2
Requires development to respect surroundings, provide satisfactory amenity including parking, and not adversely affect road safety or traffic. Assessed as relevant but failed on parking and amenity impacts despite residential zoning.
Environment Policy 35
Permits development in Conservation Areas only if preserving or enhancing character. No external alterations proposed, so negligible impact on building or area character.
Housing Policy 17
Permits conversions to flats if providing adequate amenity space, pleasant outlook from principal rooms, and if practical car-parking. Failed due to bedrooms in flats 1 and 2 lacking natural light, though living rooms had street outlook.
Transport Policy 7
Requires parking per Appendix 7 standards (1 space/1-bed apt, 2 spaces/2+ bed apts). Proposal provided none for required 5 spaces; no demonstrated basis for relaxation despite Conservation Area and bus proximity, as on-street parking already unacceptable.
no objection
advisory note relating to electricity connection
advice in relation to Housing (Flats) Regulations 1982; flats must comply and be registered prior to occupation
Highways Division objects to the application due to insufficient off-street parking provision compared to IOM Strategic Plan standards, while Manx Electricity Authority expresses interest with a standard condition, Douglas Borough Council has no objection to this specific application among others listed, and DEFA provides flats registration notice.
Key concern: insufficient off-street parking provision (5 spaces required per IOM Strategic Plan)
Douglas Borough Council
No ObjectionDouglas Corporation have no objection to the proposals listed below.
Manx Electricity Authority
Conditional No ObjectionThe Authority wish to express their interest in the following planning applications, and request that a condition of planning be that the applicant must contact the Authority.; See Note 2
Conditions requested: the applicant must contact the Authority
Highways Division
ObjectionRecommend Refusal; In accordance with the IOM Strategic Plan 5 off street parking spaces should be provided for this development.; There is a reduction in bedrooms from 10 to 6, the change of use from bedsit to apartments is likely to generate more car ownership.; Until the issue of parking is addressed the Department has no option but to object to the application.
DEFA
No Commentthe 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 Housing (Flats) Regulations 1982 and be registered prior to any occupation
