**Document:** Officer Planning Report Recommendations **Application:** 07/00205/B — Demolition of existing annex and erection of one mews dwelling with parking **Decision:** Permitted **Decision Date:** 2007-05-15 **Parish:** Braddan **Document Type:** report / officer_report **Source:** https://planningportal.im/a/82549-braddan-67-derby-demolition-dwelling/documents/1157589 --- # Officer Planning Report Recommendations ### Considerations [Table omitted in markdown export] [Table omitted in markdown export] ### Written Representations ### Consultations [Table omitted in markdown export] [Table omitted in markdown export] [Table omitted in markdown export] [Table omitted in markdown export] [Table omitted in markdown export] ### Officer's Report #### Application Site The property 67 Derby Road, Douglas, is part of a row of two storey terraced properties positioned on a corner plot. The property is located on the southern side of Derby Road and on the western side of Oxford Street. #### Land Use Zoning/Policy The property has been zoned within the Douglas Local Plan Order 1998 as being within an area of predominately residential use; the site is not within a Conservation Area. #### Planning History The demolition of annex facing onto Oxford Street and construction of two mews houses with integral garages and conversion of existing shop to living accommodation on main dwelling (06/00701/B) – Refused – APPEAL DECEISION PENDING. Approval in Principle for the demolition of existing shop and flat and erect four apartments with on site parking (Re submission to PA 04/02456) - 05/00166/A – refused at appeal. Approval in principle for the demolition of existing shop and flat and construction of six apartments with associated parking (04/02456/A) – refused. ### Proposal The application proposes the demolition of the existing annex and erection of one mews dwelling with parking. The existing two storey rear flat roof annex would be replaced with a two storey pitched roofed development. Incorporated into the design, the application includes a front garden and a new garden wall and fenestration to match the existing boundary treatment along Oxford Road. The submission also includes a single off road parking space which can be accessed via Oxford Road as well as the rear service lane. The plans indicate the conversion of the use of the ground floor shop to office use and to refurbish the existing accommodation above (first floor). This requires a further application and has not been considered as part of this application. ### Representations Highways Division have no objection subject to the following condition:- Slight lines of 2 metres by 23 metres shall be provided Douglas Corporation:- No objection The Manx Electricity Authority make no comment on the merit of the proposed development but request that an informative note be attached to any approval decision notice. The IOM Water Authority make no comment on the merit of the proposed development but request that an informative note be attached to any approval decision notice. The Chief Fire Officer makes no comment on the merit of the proposed development but request that an informative note be attached to any approval decision notice. We have received no written private representations objecting to the application. ### Assessment/Recommendation Issues to be considered with the application include:- 1. Parking provisions; 2. The impact on the street scene and on the neighbouring buildings; and 3. Forecourt treatment. ### Parking provisions The one off road parking space (i.e. ratio of one space per unit) was accepted under the last Appeal decision for application 05/00166/A. At that time, the Minister judged "in this instance, where the site is close to the town centre and where it would be impractical to comply with the full parking standards, it would be unreasonable to refuse permission on parking grounds". For this reason the provision of one off street parking space per Mews House would be acceptable in this location and would be unfair to warrant a refusal on these grounds. With the standard for one off road parking space per mews dwelling being accepted by the Minister and no objection from the Highway Division I conclude the parking provision to be acceptable. ### The impact on the street scene and on the neighbouring buildings The site is located on a corner plot and therefore acts as a continuous link from the terraced properties on Derby Road and the terraced properties along Oxford Road. The concern of the previous applications was that the development would be out of keeping with the adjoining terraces and would therefore have a detrimental visual impact upon the street scene, due to the height, inclusion of dormer windows and the levels of the ridge, eaves and window heights. I consider this application addresses these concerns and would be in keeping with the existing properties along Derby Road and Oxford Road and improve the appearance of the area as a whole. ### Forecourt treatment A second concern of the previous applications was the proposed treatment and the use of the space in front of the buildings. This proposal once again would address these concerns and would provide an acceptable garden area and appropriate boundary fenestration in keeping with that of the adjoining terraces. The proposal would also significantly improve the appearance of this part of the street scene which currently consists of a hard standing area. ### Recommendation The proposal would be in keeping with the adjoining terraces and would improve the visual appearance of the street scene. The proposed conversion of the forecourt to a garden area and the inclusion of a boundary wall with fenestration are also appropriate within the street scene. For these reasons the proposal would seem appropriate in this location and therefore my recommendation is for an approval. ### Party Status I consider that the following meet the criteria of Government Circular 1/06 and should be afforded interested party status: - Douglas Corporation - Department of Transport Highways Division I consider that the following parties that made representations to the planning application do not meet the criteria of Government Circular 1/06 and should not be afforded interested party status: - Chief Fire Officer - Manx Electricity Authority - The IOM Water Authority ### Recommendation **Recommended Decision:** Permitted **Date of Recommendation:** 02.05.2007 ### Conditions and Notes for Approval / Reasons and Notes for Refusal C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal - : Notes attached to refusals C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice. C 2. This approval relates to the submitted documents and drawing 0440/PL001 REV B all received on 2nd February 2007. C 3. In the interests of road safety sight lines of 2 metres by 23 metres shall be provided. C 4. The roof(s) must be finished in dark natural slate. C 5. Approval hereby given does not include the change of use of the ground floor shop to office use. N 1. For single connections to a water main (i.e. a single dwelling) the applicant should contact IoMWA Customer Services, tel. 69 59 49 N 2. The Chief Fire Officer recommends the installation of mains wired interconnected domestic smoke detection. N 3. The applicant is advised that there are Underground Cables/Overhead Lines present in the area indicated in the planning application. Please contact Anthony Kinrade or Ian Horsey, Operations and Maintenance Department, Network Services, Manx Electricity Authority, (Tel. 687705) to discuss working practices around Cables and Overhead Lines which may be required to be diverted before any work can be carried out on site. The applicant is also advised to contact the Manx Electricity Authority 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 and GS6. Decision Made : approx Committee Meeting Date : 10/05/07 --- *Data sourced from the Isle of Man public planning register under the [Isle of Man Open Government Licence](https://www.gov.im/about-this-site/open-government-licence/).* *Canonical page: https://planningportal.im/a/82549-braddan-67-derby-demolition-dwelling/documents/1157589*