**Document:** Officer Planning Report Recommendation **Application:** 10/01755/B — Conversion of existing dwelling into four apartments **Decision:** Permitted **Decision Date:** 2011-04-20 **Parish:** Braddan **Document Type:** report / officer_report **Source:** https://planningportal.im/a/198-braddan-4-mona-conversion-dwelling/documents/1160572 --- # Officer Planning Report Recommendation **Application No.:** 10/01755/B **Applicant:** Mr Jimmy McGuire **Proposal:** Conversion of existing dwelling into four apartments **Site Address:** 4 Mona Street Douglas Isle Of Man IM1 2QD ### Considerations Case Officer : Miss Laura Davy **Expected Decision Level:** Senior Planning Officer Delegation ### Written Representations ### Consultations Consultee : Manx Electricity Authority Notes: Comments received Consultee : Highways Division Notes: Do not oppose Consultee : Douglas Corporation Notes: No comment ### Officer's Report ### The Site The application site is the curtilage of 4 Mona Street, Douglas. The existing property is a three storey mid terrace with further living accommodation within the roof space and the lower ground floor. The existing use of the building is as a dwelling house, there is no existing off street parking. ### The Proposal Proposed is the conversion of the existing dwelling to provide four self contained apartments. Apartment one would be on the lower ground floor and the ground floor, whereas the other three apartments would be over the upper three floors. The external alterations include the removal of the boundary wall of the rear yard, to provide vehicular access to the rear yard and the installation of a flat roof dormer in the rear elevation. ### Planning History The previous planning application for this site is for the installation of replacement windows and door (retrospective). ## Development Plan Policies The application site is within an area zoned as "Predominantly Residential" identified on the Douglas Local Plan 1998 it is also within the Douglas Windsor Road Conservation Area. It is appropriate to consider the relevant policies from General Policy 2, Environment Policy 35, Housing Policy 17 and Transport Policy 7 of the Isle of Man Strategic Plan (20th June 2007). ### Consultations Douglas Corporation has no objections Highways Division do not oppose as it has no adverse traffic management, parking or road safety implications. Conversions into apartments need to consider the parking arrangements, as parking arrangements in residential areas in Douglas is already creating parking problems. Manx Electricity Authority - comments have been received. ### Assessment Given the nature of the application it is appropriate to consider the relevant points from General Policy 2 which permits development provided that it: "(c) does not affect adversely the character of the surrounding landscape or townscape; - (g) does not affect adversely the amenity of local residents or the character of the locality; - (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space." Environment Policy 35 should also be considered: "Within Conservation Areas, the Department will permit only development which would preserve or enhance the character or the appearance of the Area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development." Given the nature of the application it is also appropriate to consider Housing Policy 17, which states: "The conversion of buildings into flats will generally be permitted in residential areas provided that: - (a) Adequate space can be provided for clothes-drying, refuse storage, general amenity, and if practical, car-parking; - (b) The flats created will have a pleasant clear outlook, particularly from the principle rooms and - (c) If possible, this involves the creation of parking on site or as part of an overall traffic management strategy for the area." It is also appropriate to consider Transport Policy 7, which states: "The Department will require that in all new development, parking provision must be in accordance with the Department's current standards." ### Appendix 7 - Parking Standards Apartments 1 space for 1 bedroom; 2 spaces for 2 or more bedrooms The main points to consider from the above policies are: - Land Use - Character and Appearance - Parking - Amenity ### Land Use The application site is within an area zoned as "Predominantly Residential" identified on the Douglas Local Plan, the proposed conversion of the dwelling into self contained apartments conforms to the extant land zoning. ## Character And Appearance The application site is within the Windsor Road Conservation Area, the existing building forms part of the Victorian terrace. The existing building has severely deteriorated and is in need of repair and restoration to enhance and preserve the property. The property does not have many traditional features remaining, given that there is a current (retrospective) planning application for the installation of replacement windows and front door which is pending decision. The proposed development also includes the installation of a flat roof dormer in the rear elevation. The dormer is considered to be fairly unattractive, but it would be in the rear elevation which would not be highly visible within the street scene, therefore it would not result in unduly affecting the character and appearance of the Conservation Area. ### Parking As part of the application, proposed is the provision of four parking spaces, this would include the removal of the rear wall of the yard which adjoins the lane at the rear. The parking standards set out in Appendix 7 require the proposal to provide four parking spaces. Although the plans advise that the rear yard can provide four parking spaces, it is unclear from the drawings whether four parking spaces can be achieved, and whether vehicles can manoeuvre in and out of the spaces. ### Amenity The existing property has limited amenity space to the front and rear. There is an enclosed yard to the rear of the property, but is limited in terms of its amenity value. It is considered to be more appropriate for the yard to be used for parking, therefore lessening the impact to the amenity of local residents. All rooms on the front and rear of the property have windows, the only internal rooms are the bathrooms, it is considered that the level of light to these rooms would not be detrimental to the amenities of the residents. As mentioned above the property is in need of repair and restoration, it is considered that it may not be economically viable for the property to remain as a single dwelling, rather than the property continue to deteriorate it is considered that the conversion into apartments would be appropriate. The main issue is the lack of off street parking and whether the conversion to apartments would substantially increase the level of on street parking as opposed to a single dwelling house of this size. It is considered that the conversion of the property would not be detrimental to the character and appearance of the property or the Conservation Area in general. In terms of parking, the application site is within walking distance of the town centre and an existing bus route, there is also some off street parking provided within the curtilage of the application site. For the above reasons the application is considered to be acceptable and is recommended for approval. ### Party Status The local authority is, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (c) and (d), considered an "interested person" and as such should be afforded party status. The Department of Transport Highways and Traffic Division is now part of the Department of Infrastructure of which the planning authority is part. As such, the Highways and Traffic Division cannot be afforded party status in this instance. --- **Recommendation** **Recommended Decision:** Permitted **Date of Recommendation:** 06.04.2011 --- **Conditions and Notes for Approval / Reasons and Notes for Refusal** **C : Conditions for approval** **N : Notes attached to conditions** **R : Reasons for refusal** **O : 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 permission relates to the conversion of the existing dwelling into four apartments as shown in drawings 04 P1 received 26th November 2010, 01 P3 received 23rd December 2010, and 06 P2 received 13th January 2011. --- I confirm that this decision accords with the appropriate Government Circular delegating functions to the Senior Planning Officer. **Decision Made:** Permitted **Date:** ............................... **Signed:** ............................... Senior Planning Officer --- 6 April 2011 10/01755/B Page 4 of 4 --- *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/198-braddan-4-mona-conversion-dwelling/documents/1160572*