**Document:** Officer Report 01/01272/A **Application:** 05/02012/B — Creation of three apartments, alterations to existing shop and shop front to include use of basement to retail and erection of extension to rear to provide lobby **Decision:** Refused **Decision Date:** 2005-12-29 **Parish:** Braddan **Document Type:** report / officer_report **Source:** https://planningportal.im/a/79572-braddan-15-north-quay-apartment-alteration-extension/documents/1456834 --- # Officer Report 01/01272/A ## Planning Report And Recommendations [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] [Table omitted in markdown export] ### Considerations ### Written Representations ### Consultations ### Policy ### Officer's Report The application proposes the creation of three apartment, alterations to existing shop and shop front to include use of basement to retail and erection of a extension to rear to provide a lobby, to 15 North Quay, which is part of a row of terraced properties within a Conservation Area. The most significant part of the application is the creation of three apartments. The apartments will be on the first, second and third floors. The first and second floor apartments have the same layout designs; both have good views overlooking the Quay area (kitchen / lounge windows) and both have single windows to the rear (bedroom window). The apartment at third floor level, which is within the roof space also, has a small view overlooking the Quay area due to a single flat roofed dormer. However the only source of natural light is the rear roof light within the bedroom. The alterations to the existing shop front will change to a more traditional shop front with large glazed windows with the door in between compared to the existing which looks similar as a residential property. The proposal also includes the installation of a new signage board. The rear extension which proposes to form a lobby, and a staircase to the first floor, where an entrance door for all the three apartments will use as an entrance and exit from the building. The Douglas Corporation have considered the application and have no objection, but do have concerns of the lack of parking. The Department of Transport have objected stating that legally enforceable contractual leases / agreements are required to ensure longevity of the parking facilities to serve the need of this development, to ensure the provision of satisfactory vehicle parking arrangements. The Fire Safety Department have also stated that the plans submitted do not comply with the regulations. Most aspects of this application are acceptable however the apartments have concerns. Apartment 3 has a poor environment and limited outlook. The only window with any sort of outlook within the apartment is the small front dormer which is not acceptable as the only source of outlook or primary light source; the only other source of light is via the small roof light in the rear bedroom again not suitable. The proposed apartment (3) does not create an adequate, pleasant, clear outlook, especially from the kitchen / lounge and the bedroom of the apartment. The issue of car parking has not been guaranteed as far as legally enforceable contractual leases / agreements which would needed. The letter submitted with the application states that Dandara (company who the applicant will rent three spaces off) "cannot actually write a letter to guarantee this, in case something goes wrong in the future with them renting them from the Government". Due to the above reasons my recommendation is therefore a refusal. ### Recommendation Recommended Decision: Refused Date of Recommendation: 16.10.2001 ### 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 R 1. The conversion of the first, second and third floors into three self contained apartments as proposed would be contrary to the Isle of Man Planning Scheme (Development Plan) Order 1982 and, in particular, the provisions of Planning Circular 2/88, regarding the provision of a pleasant, clear outlook, particularly from the lounge / kitchen and bedroom of apartment 3. - 1. Prior to the submission of any subsequent planning application the applicant is advised to discuss the proposal with the Fire Safety Department as any approval will be subject to the Fire Precautions (Flats) Regulations 1996. - 2. Prior to the submission of any subsequent planning application the applicant is advised that a legally enforceable contractual leases / agreements are required to ensure longevity of the parking facilities to serve the need of this development and identification on a plan or plans of all spaces. Decision Made : Refuse Committee Meeting Date : 16/12/05 --- *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/79572-braddan-15-north-quay-apartment-alteration-extension/documents/1456834*