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1 December 2014 14/01238/B Page 1 of 3 PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 14/01238/B Applicant : Mr David Sedgwick Proposal : Creation of three apartments from residential dwelling (retrospective) Site Address : 80 Derby Road Douglas Isle Of Man IM2 3EB

Case Officer : Miss S E Corlett Photo Taken :

Site Visit : 25.11.2014 Expected Decision Level :

Officer Delegation

Officer’s Report

THE SITE 1.1 The site is the curtilage of 80, Derby Road - towards the higher end closest to Woodbourne Road. The property is a three storey dwelling which fronts onto Derby Road and backs onto Hilary Park. There is pedestrian access from the front and rear but no vehicular access onto the site and thus, no on site car parking. The building is distinctive in that it has red facing brick on the front elevation and render on the rear, an angle sided bay window on the front elevation to the right of the front door and vertically proportioned windows each subdivided into four sections.

1.2 The property is an end of terraced dwelling, abutting number 78, Derby Road. Number 82, Derby Road is a detached dwelling which sits on the corner of Derby Road and Hilary Park.

THE PROPOSAL 2.1 Proposed is the conversion of the dwelling into three apartments, one on each floor and each having one bedroom, a kitchen, living room and bathroom and access to all from the front door with the ground floor unit only having direct access to the rear yard.

2.2 The work has already been undertaken. There is information from the applicant which indicates that Douglas Borough Council consider that the flats comply with the requirements of Part B, Schedule 1 of the Building Regulations and an independent Fire Inspector has also confirmed that the works comply with the Fire Precautions (Flats) Regulations 1996.

PLANNING POLICY AND STATUS 3.1 The site lies within an area designated as Residential. The proposal therefore complies with this designation. The site also lies within the Woodbourne Road Conservation Area.

3.2 As such, the following Strategic Plan policies are considered applicable:

Environment Policy 35 states: "Within Conservation Areas, the Department will permit only development which would preserve or enhance the character of appearance of the area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development."

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1 December 2014 14/01238/B Page 2 of 3 Housing Policy 17 states: "The conversion of buildings into flats will generally be permitted in residential areas provided that: (a) adequate space can be provided for clothes-drying, refuse storage, general amenity, and, if practical, car-parking; (b) the flats created will have a pleasant clear outlook, particularly from the principal rooms and (c) if possible, this involves the creation of parking on site or as part of an overall traffic management strategy for the area."

3.3 Appendix Seven sets out the parking requirement for apartments. This requires generally that there is one parking space per one bed apartment but "These standards may be relaxed where development: a) would secure the re-use of a Registered Building or a building of architectural or historic interest; or b) would result in the preservation of a sensitive streetscape, or c) is otherwise of benefit to the character of a Conservation Area d) 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" (A.7.6).

PLANNING HISTORY 4.1 No previous applications have been submitted in respect of this site. There are many properties on Derby Road, including number 66 which have been subdivided into apartments (number 66 was approved under PA 89/00478/B). Also number 76 accommodates three apartments and number 68 four apartments (no planning history available for these).

REPRESENTATIONS 5.1 Department of Infrastructure Highway Services indicate that whilst no parking is provided, the difference between the car parking requirement generated from a three to four bedroomed dwelling is not significantly different from that of three apartments and as such raise no objection (24.11.14)

5.2 Department of Environment, Food and Agriculture has written to the applicant advising them of the provisions of the Housing (Registration) Regulations 2013. This is not a representation to the Department and is an informative note which should not be included in the planning decision notice.

ASSESSMENT 6.1 There have been relatively few conversions of the dwellings in Derby Road to flats. Few, if any of the properties have on-site parking and the application property is no exception. However, whilst the properties immediately alongside have no usable off-road parking spaces (The Rookery has two spaces in the front yard area) there is on-road parking on both sides of Hilary Park, including to the rear of the Freemason's Hall, to serve the properties in the vicinity. As such, it is not considered that the proposed use would result in an adverse or unacceptable impact on highway safety or the convenience of other residents in the vicinity.

5.2 The layout of the property is not ideal in that there is no direct access from the upper floor apartments to the rear yard, particularly for access to refuse bins and no access around the side of the property to the rear. However, it is difficult to see how access could be provided without subdividing the ground floor area into two units neither of which would be suitable or large enough for an apartment.

5.3 As such the proposal is considered to be acceptable.

PARTY STATUS 7.1 The local authority is, by virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, paragraph 6 (4) (e), considered "interested persons" and as such should be afforded party status.

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1 December 2014 14/01238/B Page 3 of 3

7.2 Department of Infrastructure Highway Services is granted interested party status under the Town and Country Planning (Development Procedure) (No 2) Order 2013 paragraph 6 (4) d.

7.3 Department of Environment, Food and Agriculture has not contacted the Department directly and does not raise material planning issues so should not be afforded interested person status.

Recommendation

Recommended Decision:

Permitted

Date of Recommendation:

01.12.2014

Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal O : Notes attached to refusals

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This approval relates to the drawings received on 29th October, 2014.

I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control /Head of Development Management/ Senior Planning Officer.

Decision Made : Permitted Date : 1/12/14

Determining officer (delete as appropriate)

Signed :... Chris Balmer

Senior Planning Officer

Signed :... Sarah Corlett

Senior Planning Officer

Signed :... Michael Gallagher

Director of Planning and Building Control

Signed : Jennifer Chance Jennifer Chance

Head of Development Management