07/00002/BRefused

24 April 2007 · Delegated - Director of Planning and Building Control (M. I. McCauley)

Conversion of dwelling into five self contained apartments

Flat 1, 120, Bucks Road, Douglas, Isle Of Man, IM1 3ah

Received2 Jan 2007

Validated4 Jan 2007

Decided24 Apr 2007

4 months

Received2 Jan 2007

Validated4 Jan 2007

Decided24 Apr 2007

4 months

Why was this refused?

Poor outlook from basement bedroom of flat two
Unacceptable living environment overlooking shared rear lane and bin storage
Precedent of terrace approvals without on-site parking
Compliance with Planning Circular 2/88 on flat conversions
General acceptability of conversion excluding flat two

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.

Refusal Reasons

✗Whilst the conversion of the building to self-contained apartments is generally acceptable, flat two would have a poor environment by virtue of the very limited (if any) outlook from the basement bedroom and a view from the ground floor outlet out onto the rear lane and rear yard which is accessible by the other residents and used for bin storage.
✗NOTE 1. This refusal is without prejudice to the conversion of the building to four flats and where the basement and rear outlet on the ground floor are used for communal facilities for the residents of the building.

Documents (9)

📐

Existing Elevations and Sections

2 Jan 071pp

🗺️

Proposed Basement Ground and First Floor Plans

2 Jan 071pp

🗺️

Proposed Second and Third Floor Plans

2 Jan 071pp

📐

Proposed Elevations and Sections

2 Jan 071pp

🗺️

Existing Plans

2 Jan 071pp

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Decision & Reasoning

Refused24 April 2007

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.

Policies Assessed (1)

CIRCULAR2/88

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.

Public Comments (2)

ObjectionHighways Division, Department of Transport(statutory consultee)

ObjectionDouglas Corporation(parish)

Why was this refused?

Poor outlook from basement bedroom of flat two

Unacceptable living environment overlooking shared rear lane and bin storage

Precedent of terrace approvals without on-site parking

Compliance with Planning Circular 2/88 on flat conversions

General acceptability of conversion excluding flat two

Refusal Reasons

✗Whilst the conversion of the building to self-contained apartments is generally acceptable, flat two would have a poor environment by virtue of the very limited (if any) outlook from the basement bedroom and a view from the ground floor outlet out onto the rear lane and rear yard which is accessible by the other residents and used for bin storage.
✗NOTE 1. This refusal is without prejudice to the conversion of the building to four flats and where the basement and rear outlet on the ground floor are used for communal facilities for the residents of the building.

Policies Assessed (1)

CIRCULAR2/88

The Conversion of Buildings into Flats