5 March 2010 · Director of Planning and Building Control (delegated under Article 3(13) of the Town and Country (Development Procedure) Order 2005)
15, Demesne Road, Douglas, Isle Of Man, IM1 3eb
The proposal involved converting an existing ground floor apartment in a three-storey terraced dwelling into two separate apartments (retrospective works) and transforming first and second floor store rooms into a maisonette, increasing bedrooms from 4 to 6.
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The officer assessed the proposal against General Policy 2 (requiring respect for surroundings, satisfactory amenity/standards including parking, no adverse impact on road safety/character), Environme…
General Policy 2
Requires development to respect site/surroundings in scale/form/design, provide satisfactory amenity including parking/access, avoid adverse impacts on character/road safety. Officer found proposal failed due to over-intensity, poor amenity, parking/highway issues, and conservation harm.
Environment Policy 35
Permits only development preserving/enhancing Conservation Area character. Proposal undermined character via parking/traffic increases and cramped form; did not justify parking relaxation as it worsened existing negative parking issues per Character Appraisal.
Transport Policy 7
Requires parking per standards (1 space per bedroom for flats). Proposal provided none for 6 bedrooms in congested area; relaxation criteria not met as it harmed rather than benefited conservation area.
Housing Policy 17
Permits flat conversions if providing adequate space for amenity/parking/outlook. Failed due to cramped layout, poor outlooks (lounge <10m to outrigger, bedrooms to yard), no refuse/clothes storage.
No objection
The 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 flats being occupied.
Highways Division objects due to increased bedrooms without off-street parking in a congested area; Housing Flats Regulations advice requires compliance and registration; Douglas Corporation has no objection (listed among multiple applications).
Key concern: No off street parking has been attempted to be provided in this already heavily congested residential area
Department of Local Government and the Environment
Conditional No Objectionthe 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 requirements of the Housing (Flats) Regulations 1982 and be registered thereafter under the same Regulations PRIOR to any of the flats being occupied
Douglas Corporation
No ObjectionDouglas Corporation have no objection to the proposals listed below
Highways Division
ObjectionThis proposal has increased the number of bedrooms from 4 to 6. No off street parking has been attempted to be provided in this already heavily congested residential area.
The original application 09/01809/B sought retrospective permission to convert a ground floor apartment into two apartments and to convert first and second floor store rooms into a maisonette at 15 Demesne Road, Douglas, which was refused by the planning authority. Mr Graham Bissdee, via agent Dave Luton Design, lodged an appeal on 24th March 2010 requesting an oral hearing. The Planning Appeals Office issued a request for the council's statement of case on 31st March 2010, setting a deadline of 23rd April 2010. The appeal was withdrawn by the applicant on 22nd April 2010, as notified on 23rd April 2010. Consequently, the original refusal decision stands, and no inspector determination occurred.
Precedent Value
This appeal sets no precedent as it was withdrawn prior to any substantive proceedings or inspector determination. Future applicants should note that appeals can be withdrawn at any stage, preserving the original refusal without further scrutiny.
