21 September 2022 · Delegated - Principal Planner Chris Balmer
Flat 1, 2, Stanley Terrace, Douglas, Isle Of Man, IM2 4ep
The proposal involves demolishing an existing rear garage with flat above and rear extensions, replacing them with a new open carport for two cars at ground floor and a first floor annexe (open plan lounge/kitchen/dining, two bedrooms, bathroom) accessed via the carport, ancillary to the main three-storey mid-terrace d…
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The proposals meet the test of General Policy 2 and Environment Policy 35 as they preserve the character of the Conservation Area through a design that echoes the existing proportion, form, scale, and…
General Policy 2
Requires development to respect site/surroundings in siting, layout, scale, form, design; not adversely affect townscape character or resident amenity. Officer assessed rear extension's scale, form, and design as echoing existing streetscene of similar garages with upper accommodation, neutral impact on character, no overlooking harm to neighbours.
Housing Policy 17
Permits flat conversions in residential areas if adequate space for amenity, parking, pleasant outlook provided. Existing flat replaced by larger 60sqm unit with double bedrooms, open plan living, roof lights; two off-road spaces; urban location near amenities compensates for no garden; conditioned as ancillary.
Environment Policy 35
Permits only development preserving/enhancing Conservation Area character. Rear works solely to rear elevation, screened from main street, neutral impact as replacing non-positive contribution structures without affecting intrinsic Conservation Area features.
Environment Policy 39 - Retention of building in Conservation Areas
Presumption to retain positive contributors in Conservation Areas. Existing garage/extensions in disrepair, not visible from highway, screened; demolition acceptable as they do not positively contribute, replacement improves space use.
CA/6 Demolition in Conservation Areas
Presumption against demolition in Conservation Areas unless building detracts; assess condition, repair costs, retention efforts, replacement merits. Existing structures dilapidated, subordinate, not positive contributors; replacement matches streetscene.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice. Reason: To comply with Article 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
Ancillary use only
The ground floor car port and living accommodation within the first floor of the development hereby approved shall only be used in association with the main dwelling house "2 Stanley Place" and for purposes incidental to the use of main dwelling house "2 Stanley Place" as a single dwelling, for no commercial purposes, not sold off as a separate planning unit and only in accordance with the internal layout shown on plan 03 REV A received on the 5th May 2022. Reason: The dwelling is within a single residential plot within an area of similar developments. The application does not propose to create separate units of accommodation within the site and has not been considered as such.
Parking provision
The development hereby approved shall not be occupied or operated until the parking and turning areas have been provided in accordance with the approved plans. Such areas shall not be used for any purpose other than the parking and turning of vehicles associated with the development and shall remain free of obstruction for such use at all times. Reason: To ensure that sufficient provision is made for off-street parking and turning of vehicles in the interests of highway safety.
no objection
do not object (No Highways Interest)
DOI Highways and Douglas Borough Council both have no objections to the proposed first floor extension and carport at 2 Stanley Terrace, Douglas.
Douglas Borough Council
No ObjectionDouglas Borough Council has no objections.; 21/01453/B - Erection of a first floor extension to rear yard with carport below 2 Stanley Terrace Douglas Isle Of Man IM2 4EP
Department of Infrastructure (DOI) Highways Division
No ObjectionDo not oppose; Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and /or parking.
Highways Development Control
No ObjectionHighways Development Control notes the amendments uploaded on 5 May 2022 and continues to not oppose this proposal with an extra comment for the Applicant to consider installing an electric vehicle charging point.
