Officer Planning Report

Application No.: 09/01882/C Applicant: Urban Space Ltd Proposal: Change of use to a self contained residential apartment Site Address: Lower Ground Floor Flat 4 Mona Drive Douglas Isle Of Man IM2 4LG ### Considerations Case Officer : Mr Gary Barr Expected Decision Level: Senior Planning Officer ### Written Representations ### Consultations Consultee : Highways Division Notes: Do not oppose has no traffic management, parking or road safety implications. Consultee : Douglas Corporation Notes: No comment Consultee : Chief Environmental Health Officer Notes: See letter

Officer's Report

The Site

The application site represents the residential curtilage of the lower ground floor flat of 4 Mona Drive which is an existing mid terrace guesthouse situated off the Central Promenade and is bordered by Empress Drive and Castle Drive in Douglas.

The Proposal

The proposed planning application is seeking approval for the change of use of the lower ground floor flat into a self-contained apartment.

Planning Status

The application site is located within the Promenades Conservation Area in Douglas which is zoned as an area of "Mixed Use - Tourism / Residential / Office Use" under the Douglas South Local Plan adopted by Tynwald in 1998. Within the adopted Isle of Man Strategic Plan, Environment Policy 35 is considered relevant to this proposal and states;

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

General Policy 2 is also considered relevant and states:

"Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development:

• (a) is in accordance with the design brief in the Area Plan where there is such a brief;

• (b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them;

• (c) does not affect adversely the character of the surrounding landscape or townscape; (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses; (e) does not affect adversely public views of the sea; (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks; (g) does not affect adversely the amenity of local residents or the character of the locality;

• (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space;

• (i) does not have an unacceptable effect on road safety or traffic flows on the local highways; (j) can be provided with all necessary services; (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan; (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding; (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and (n) is designed having due regard to best practice in reducing energy consumption."

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". PLANNING HISTORY The following previous planning applications should be considered in the assessment of the current planning application: PA 87/01376/B - Change of use to office accommodation - Refused

PA 01/01743/B - Erection of rear porch at lower ground floor with ground floor WC over, and installation of uPVC windows to replace existing - Split decision at review

REPRESENTATIONS Douglas Corporation has not commented on the proposed development. The Department of Transport Highways Division do not oppose as it has no traffic management, parking or road safety implications. 25 February 2010

09/01882/C