24 April 2007 · Delegated - Director of Planning and Building Control (M. I. McCauley)
Flat 1, 120, Bucks Road, Douglas, Isle Of Man, IM1 3ah
The proposal involved converting an existing ten-bedroom dwelling with a principal four-storey frontage and two-storey rear annex into five self-contained apartments, with flat two spanning basement and ground floor rear areas for bedrooms, shower, and living space.
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The officer assessed the proposal against Planning Circular 2/88, which requires each living unit to have a pleasant clear outlook particularly from principal rooms.
The Conversion of Buildings into Flats
The circular requires each living unit to have a pleasant clear outlook particularly from principal rooms (paragraph 2(s)), and where practical, demolition of rear outlets to improve outlook and provide parking space. The officer assessed flat two against this and found the basement bedroom outlook very limited and ground floor view onto lane/bin yard unacceptable. Rear annex demolition not required due to precedents in terrace and semi-detached nature.
Multiple consultees responded to planning application 07/00002/B for conversion of a dwelling into five self-contained apartments at 120 Bucks Road, Douglas, with Highways, Douglas Corporation, and Fire Service raising objections or requiring further checks, while utilities requested standard conditions and Disability Access Office provided design guidance.
Key concern: lack of off-street parking in congested area
Isle of Man Water Authority
Conditional No ObjectionFor connections to Flats and Apartments the following apply - “Water Supply To Flats And Apartments – Regulations”, and if applicable a “Form Of Undertaking In Respect Of Supply Pipes” will be required. Copies of these documents can be obtained from the loMWA or alternatively by contacting the loMWA Byelaws Inspector (Michael Karran), tel. 69 59 57
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, or an amendment to the existing supply under the terms of the Water Supply Byelaws; For connections to Flats and Apartments the following apply - “Water Supply To Flats And Apartments – Regulations”, and if applicable a “Form Of Undertaking In Respect Of Supply Pipes” will be required
Manx Electricity Authority
Conditional No ObjectionContact the M.E.A. Planning Department (Tel. 687781), to discuss the electricity supply for this application.
Conditions requested: a condition of planning be that the applicant must contact the Authority; Contact the M.E.A. Planning Department (Tel. 687781), to discuss the electricity supply for this application
Disability Access Office
No CommentApartment blocks should meet the following requirements.
Conditions requested: Where parking is provided, which includes provision for visitors then five percent of unassigned spaces should be designated for disabled parking.; The ground or primary entrance level should include at least one entrance that is accessible to an unassisted wheelchair user.; Any sanitary facilities provided which are accessible to the public should include a disabled toilet.; All public corridors should be of sufficient width and free from obstruction as to allow a wheelchair user to pass other users of the corridor.; The primary entrance to all apartments should be wide enough to be accessible for everyone including wheelchair users; Where apartment/parking is provided over more than one level then a lift should be provided. The lift should be large enough to allow wheelchair users with an assistant to enter and turn around. The controls need to be at a height that everyone can reach and use. Visual and audible announcements should be fitted.
Highway Services Division
ObjectionThe application does not provide any off street parking for the proposed flats.
Douglas Corporation
Objectionthe committee agreed to raise an objection to the application on the grounds that there is no parking available in what is already a congested area.
Isle of Man Fire and Rescue Service
Conditional No ObjectionThis Application falls within the Scope of the Fire Precautions (Flats) Regulations 1996.
Conditions requested: The Applicant is required to consult the Flats Inspection team at the Fire Safety Department to confirm that the Premises conforms with the Regulations.
