2 June 2006 · Minister for Local Government and the Environment
6, Woodside Terrace, Douglas, Isle Of Man, IM2 3ah
The proposal at the semi-detached two-storey dwelling involved a lower ground floor extension to the rear with a flat roof terrace above, a two-storey side extension incorporating a garage, and a garden shed in the south-east garden corner.
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The Planning Committee and officer refused due to the side extension reducing off-road parking from two spaces (8.25m x 2.75m area for one medium/one small car) to one (4m x 2.75m garage for small car…
Douglas Local Plan (parking standards)
Requires 1.5 off-street parking spaces per dwelling. Officer applied rigidly to refuse as proposal reduced from two to one, but inspector found existing provision effectively one due to shed obstructing rear space, no bedroom increase, and inappropriate for conservation area Victorian properties; shortfall of half-space not decisive given cul-de-sac.
Time limit for reserved matters
This approval is in principle only and will remain valid for a period of two years within which time no development may take place until such time as details of the reserved matters (siting, design, external appearance, internal layout, means of access, landscaping) have been approved by the Planning Authority. Such reserved matters should form the subject of a single application.
Approved plans
This approval relates to the application site as defined by the red line on drawing no. REF 2 date stamped the 25th January 2006.
Terrace screening
Any subsequent reserved matters application must show a 1.8 metre screen wall (measured from terrace level) along the eastern and western side boundaries of the first floor terrace.
Garage door obstruction
The garage door shall not obstruct the footway/carriageway at any time.
Roller shutter door design
Any subsequent reserved matters application must show the design of a roller shutter door which would be appropriate with the property and that of Woodbourne Road Conservation Area.
First floor setback
Any subsequent reserved matters application must show an adequate setback from the front elevation at first floor level to prevent a terracing effect occurring.
no objection
Department of Transport Highways Division objected to application 06/00134/A due to reduced off-street parking and garage location abutting the highway; Douglas Corporation had no objection.
Key concern: reduction in off street parking provision from two to one space
Department of Transport Highway Division
ObjectionThe development proposal reduces the off street parking provision from two to one space and locates the garage onto the edge of the public highway; The Department of Transport must oppose planning applications which will result in a reduction in off street parking, which will cause additional parking and congestion on Woodside Terrace.
Douglas Corporation
No ObjectionDouglas Corporation have no objection to the proposals listed below.
The original application for extensions to 6 Woodside Terrace, Douglas, was refused by the Planning Committee due to reduced off-road parking from two to one space and a terracing effect from the side extension's first floor not being set back, harmful to the conservation area. The appellant argued the site currently provides only one parking space due to an existing shed, no additional bedrooms are created, rigid parking standards are inappropriate for a conservation area, and design issues could be conditioned (citing precedents). The council and Highways Division defended the refusal on parking loss and terracing, suggesting conditions if approved. The inspector confirmed via site visit that current parking is one space only, found the half-space shortfall non-decisive given site constraints and cul-de-sac location, and agreed other issues could be conditioned. The appeal was allowed with conditions for reserved matters, screening, garage door, and setback.
Precedent Value
Demonstrates inspectors will verify factual claims like existing parking via site visits and apply parking standards flexibly in constrained conservation areas, especially cul-de-sacs with no bedroom increase. Future applicants should provide photos/site evidence of current use and propose conditions early.
