Officer Planning Report

Application No.: 04/00447/A Applicant: Mark Rose Proposal: Approval in principle for the erection of four mews dwellings with parking, in gardens to rear of Site Address: 38/40 Victoria Road Douglas ### Considerations Case Officer: Brian Sinden Photo Taken: - Site Visit: - Expected Decision Level: - Committee Decision ### Written Representations We have received 5 private representations for this application. ### Consultations Consultee: Highways Division Notes: - see comments Consultee: The Town Clerk Notes: - no objections, see comments Consultee: Isle Of Man Newspapers Notes: Consultee: IOM Water Authority Notes:** - considers application to be premature ### Policy

Officer's Report

(1) The site comprises the combined curtilages of 38 and 40 Victoria Road. These stretch back to the former Woodville Lane footpath, and there is a short frontage to Woodville Terrace and to Woodville Terrace back lane.

(2) Proposed, in principle, is the erection of four "Mews Houses" on the back gardens of 38/40. An indicative layout plan is included.

(3) The principal issues are

• (a) loss of green garden space;
• (b) impact on neighbouring dwellings;
• (c) adequacy of proposed space/environment;
• (d) highway matters;
• (e) water supply; and
• (f) precedent. (4) Loss of Green Space

The existing green space makes little contribution to public amenity, although it is part of the town as viewed from the headlands and the sea. It does contribute to the outlook of the houses on Victoria Road, including the neighbours of 38 / 40. (5) Impact on Neighbouring Dwellings

Those affected are, primarily, 38 / 40, but also 36,42+, and also 11 Woodville Terrace. The indicated position of the proposed dwellings is rather less than the usual minimum of 20 m ( 15 at tightest). One would apparently be actually attached to Number 11. (6) Adequacy of the Proposed Environment

The south-eastern outlook is very good, and the garden space adequate, but the outlook back towards 38 / 40 is not satisfactory. The environment of the access route is poor. (7) Highway Matters

I concur with the Department of Transport assessment and objections. (8) Water Supply

The demand would be completely new. (9) Precedent

Approval would be cited in support of similar development to the North East. I recommend refusal for reasons related to (5), (7), (8), and (9) above.

Recommendation

Recommended Decision : Refused Date of Recommendation : 04.05.2004 Conditions and Notes for Approval / Reasons and Notes for Refusal

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

• : Notes attached to refusals

R 1 . The proposed dwellings would have an adverse effect on the outlook from, and the privacy and general environment of nearby dwellings (including Number's 38 and 40).

R 2. The rear lane which would provide vehicular access to the site is inadequate for this purpose; the restricted parking arrangements and the space for turning vehicles would be inadequate.

R 3. There is not at this time an adequate supply of fresh potable water to serve the proposed development. R 4. An approval would establish a precedent for further such unsatisfactory development.

Decision Made : Committee Meeting Date : dcrepreedoc