2 April 2013 · Minister for Infrastructure - Chief Executive I T Thompson
6, Stanley Terrace, Douglas, Isle Of Man, IM2 4ep
The proposal involved converting an 11-bedroom Victorian terraced house in the Ballaquayle Road Conservation Area into four two-bedroom apartments, with minor external changes including replacement uPVC sliding sash windows, French doors on the side elevation, and heritage-style Velux roof lights.
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The Planning Officer recommended approval despite parking shortfalls, arguing the site's sustainable location near bus routes, shops, and town centre reduced parking needs, and conversion would mainta…
Transport Policy 7
Requires parking in accordance with current Department standards (1 space per 1-bed flat; 2 per 2+ bed flat, totalling 8 here). Officer noted shortfall but argued sustainable location (bus routes, 10-min walk to town) justified exception per Appendix 7; Committee/Inspector/Minister found non-compliance tipped balance against due to local congestion.
General Policy 2
Permits development respecting amenity (g), providing safe access/parking (h), and not unacceptably affecting road safety/traffic (i). Proposal failed on parking-induced amenity harm to residents and traffic disruption; officer saw neutral impact but committee prioritised existing pressures.
Housing Policy 17
Permits conversions providing amenity space/parking if practical, pleasant outlook, and minimising kerbside pressure. Inspector found four 2-bed flats did not optimise large house while minimising parking demand, though officer deemed outlook/bin storage adequate.
Environment Policy 35
Requires Conservation Area developments to preserve/enhance character. Minor window/rooflight changes deemed neutral/enhancing; no adverse impact on townscape.
no objection to the proposals
recommended permitted despite parking issues due to sustainable location
The original application to convert an 11-bedroom residential dwelling in a Conservation Area into four 2-bedroom apartments was refused by the Planning Authority on 2 April 2013 primarily for lack of parking provision contrary to Transport Policy 7 and increased traffic movements contrary to General Policy 2 of the Isle of Man Strategic Plan 2007. The appellant argued that the proposal maintains the same number of bedrooms, aligns with policy encouragement for converting large unsuitable houses into flats (Strategic Plan para 8.13.1), and is located near bus routes and town centre making parking impractical without harming character. The Planning Officer recommended approval on balance but the Committee refused due to parking weight; the Council noted no Conservation Area issues but defended parking stance; third parties objected citing congested cul-de-sacs. The Inspector acknowledged the need for subdivision of the large house and quoted supportive policy but found the specific four-apartment scheme fails Housing Policy 17 by not minimising parking pressure or delivery needs via the rear cul-de-sac, despite no Conservation Area harm, leading to a finely balanced dismissal recommendation. The Minister concurred and dismissed the appeal on 9 August 2013.
Precedent Value
This appeal shows that while conversions of large Victorian houses in sustainable urban locations are policy-supported, proposals must demonstrably minimise parking and access pressures under HP17 or risk dismissal even if finely balanced. Future applicants should explore alternative subdivisions using available garden/parking space and provide traffic management evidence.
Inspector: Alan Langton
