17 July 2006 · Delegated - Director of Planning and Building Control (M. I. McCauley)
4, Stanley Place, Douglas, Isle Of Man, IM2 4es
The site is a workshop/store in poor condition located adjacent to 4 Stanley Place in a residential area of Douglas, zoned residential under the Douglas Local Plan 1998 and not in a conservation area.
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The officer initially had concerns about overlooking and loss of privacy from the rear first-floor kitchen windows and second-floor dormer windows impacting neighbouring properties.
Predominantly Residential zoning
The site is zoned as within a predominately residential area. The officer assessed the proposal as appropriate in this residential zoning, with the residential development fitting the land use designation.
Planning Circular 2/88 - The Conversion of Buildings into Flats
Requires flats to have a pleasant, clear outlook from principal rooms and access to external space for clothes-drying, refuse storage, car-parking, and amenity. The officer confirmed compliance due to outlook over car park and provision of garages/yards/parking.
Time limit
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
Approved drawings
This approval relates to the submitted documents and drawing HLK/05/0388/1, HLK/05/0388/2, HLK/05/0388/3 and HLK/05/0388/4 all received on 19th May 2006.
no objection
Do Not Oppose, subject to the imposition of conditions: footpath levelled and dropped kerbs installed; garage doors not obstructing footway/highway; bin storage with roller shutter doors
For single connections to a water main the applicant should contact IoMWA Customer Services
There are Underground Cables/Overhead Lines present; contact MEA for working practices and safety documents
Multiple consultees including Douglas Corporation, Manx Electricity Authority, IoM Water Authority, Douglas Drainage, and DOT Highways provided responses to application 06/00858/B, generally with no objections or conditional no objections, alongside a supportive public representation.
Key concern: Underground Cables/Overhead Lines present in the area
Borough of Douglas
No ObjectionDouglas Corporation have no objection to the proposals listed below.
Manx Electricity Authority
Conditional No ObjectionThere are Underground Cables/Overhead Lines present in the area indicated in you Planning Application. Please contact Anthony Kinrade or Ian Horsey... to discuss working practices around Cables and Overhead Lines; Contact the M.E.A. for Electrical Site Safety 5 documents, (Tel. 687766), before any work is carried out on site. All work to be carried out with reference to Health and Safety Executive Guidance Notes HS(G)47 & GS6.
Conditions requested: a condition of planning be that the applicant must contact the Authority; Contact the M.E.A. for Electrical Site Safety 5 documents before any work is carried out on site
IoM Water Authority
Conditional No ObjectionFor single connections to a water main (i.e. a single dwelling) the applicant should contact IoMWA Customer Services, tel. 69 59 49
Conditions requested: a condition of planning be that the applicant must contact the Authority to ensure that a connection is obtained for water supply purposes
Douglas Corporation Drainage Services
Conditional No ObjectionNo Objection in Principle subject to:-; No pollution It should be noted that it is an offence under Manx legislation to permit the discharge of polluting or harmful matter to any public sewers or watercourses.
Conditions requested: The applicant must satisfy the Building Control Inspector that the existing foul drain it is intended to connect into is of a sufficient diameter, adequate gradient and in good condition before any connection is made.; The domestic foul and surface water drain from the new dwellings through the existing drain to the public sewer within the Main Road will remain private at all times with the responsibility for future maintenance falling to the owners of its agents and their successors in titles.; A Communication Fee will be payable to the Department of Transport in respect of this drainage connection, for each dwelling.; Appropriate measures must be taken by the developer / occupier of the premises to ensure compliance with the legislation.
Department of Transport, Highways Division
Conditional No ObjectionDo Not Oppose, subject to the imposition of the following conditions
Conditions requested: The footpath on Stanley Place, fronting the proposed development shall be levelled and dropped kerbs installed in accordance with Manx Roads 2.; The garage doors shall not obstruct the footway/highway.; The bin storage areas shall be fitted with roller shutter doors.
Andrew Jessopp
No ObjectionI have no real objection to the principle of this proposal, which is a brownfield development.; However as with 06/886 above it would mean the loss of another small commercial site. In addition, although I accept the existing use has vehicle access across the pavement I am not convinced this is ideal in confined urban areas with pedestrian traffic. I also have concerns about the outlook from the rear ground floor bedrooms.
