**Document:** Planning Statement November 2007 **Application:** 07/02160/B — Erection of a block of six apartments with ground floor parking to replace existing building **Decision:** Permitted **Decision Date:** 2008-02-19 **Parish:** Braddan **Document Type:** report / planning_statement **Source:** https://planningportal.im/a/84283-braddan-motorcycle-showroom-11-castlemona-avenue-apartment-replacement/documents/1515967 --- # Planning Statement November 2007 21 NOV 2007 Received 21 11 02 DoLGE 07002160 Town and Country Planning Act 1999 PLANNING and BUILDING CONTROL DIRECTORATE Division: National Oilour Initials 15/2/08 SC Proposed Demolition of Existing Motorcycle Sales & Service Centre and Construction of 6 apartments at Tommy Leonard Motorcycles Castlemona Avenue Douglas Planning Statement November 2007 ![photograph from page 7](https://images.planningportal.im/2007/11/455132.jpg) The following is a planning statement in support of the full detailed planning application for Proposed Demolition of Existing Motorcycle Sales & Service Centre and Construction of 6 apartments at Tommy Leonard Motorcycles Castlemona Avenue Douglas. ### The Site: The site is located in an area zoned as **predominantly residential** close to the entrance to Castlemona Avenue and is outside the Promenade Conservation Area. The site is currently occupied by a Motorcycle Sales and Service Centre. The existing building which will be demolished as part of the works is currently 2 storey with a footprint area of 176 sq.m. At the southern side of the site an inclined access road gives access to a new development of apartments “Villa Court Apartments”. ### The Application: The works include of the demolition of the existing building and the construction of a 4 storey building consisting of: - Ground floor parking area with main entrance door and stairs. - 6 no. 2-bedroom apartments on the upper floors. - The proposed building will be of traditional proportions and appearance so as to be in keeping with the mixed Victorian style of other buildings in the area. The following documents form part of this application: - Planning Application Form. - Planning Statement. - Photographs as existing. - Drawing no. 597/003 – Plans, sections and elevations as proposed. - Drawing no. 597/004 – Site plan and Site Location Plan as proposed. - Drawing No. 0709G/01 – Topographical Site Survey. - Notes on Pre-Planning Consultation with Planning Officer. ### Parking and Transport issues: #### Current Use: The currently use of the building as a motorcycle sales and servicing centre generates significant but largely unquantifiable traffic within the area. The business generates a large volume of traffic during the spring / summer months particularly during T.T. and Grand Prix races periods. The number of traffic movements generated by motorcycle sales and parts varies throughout the year. The business services an average of 8 motorcycles per day. There are 4 permanent staff employed in the business, each using his / her own mode of transport to travel to work. There is currently up to 8 parking spaces for motorcycles allocated on the public roadway immediately in front of the building. The existing building has a vehicle entrance directly accessed from Castlemona Avenue. These spaces will be removed as part of the application. Whilst hard to quantify, we would suggest the current use of the building would generate a significantly higher volume of traffic than the proposed use. ### The Proposal: The following matters should be taking into account when considering this application in respect of Traffic and Parking: - The proposal is for 6 no. 2-bedroom apartments. - 6 no. on site dedicated car parking spaces are to be provided on the ground floor. - 6 is the maximum number of car parking spaces that can physically be accommodated on the site. - The Island Strategic Plan calls for 2 spaces per apartment, however, makes provision for a reduction in this number giving regard to the location relative to public transport, employment and public amenities. - The site is located just 5 mins minutes walk from the start of the main shopping area of Castle Street and 10 minutes walk from the main commercial areas of Finch Road and Athol Street. - The site is located 80 meters from Douglas Promenade. Douglas Promenade is served by excellent public transport including major bus routes and horse trams. - Space for bicycle parking has been provided on the ground floor. - Access to the parking is directly off Castlemona Avenue. Planning Application PA 05/00274 for Villa Court immediately to the rear of the development site was permitted for 9 no. 2-bedroom apartments with 13 parking spaces. The approval for this scheme was approved on the basis that 4 apartments would have 2 allocated spaces whilst the remaining 5 apartments would have one allocated space. The Appeals Inspector in this application concluded “The restriction in parking provides a constraint in vehicle ownership and consequent use which is an aim of the planning policy.” Planning Application 00/00554 for Central Apartments which is just 50 meters from the site was approved for 33 apartments with 29 parking spaces. In this application it was deemed that due to the proximity of local amenities a relaxation of the parking standard was acceptable. We would suggest that by virtue of the use of the existing building and associated traffic generation, the proximity of the site to good transport routes and the town centre and precedents set in adjacent developments that a relaxation of parking standards should be accepted. ### Disabled Access: Constraints placed on the site by virtue of footprint and parking requirement make it difficult accommodate a lift within the scheme. The floor area of each apartment does not require under Part M of the Building Regulations the installation of a lift within the scheme. The scheme will include a level approach to the front entrance and will include a staircase designed for ambulant disabled persons. ## Overlooking: Generally the scheme has been designed and windows located so as to reduce the impact of overlooking especially from the newly constructed Villa Court Apartments to the rear. The layout the windows to bedroom no. 2 of apartment no's 1, 3 & 5 will be frosted glass and conditioned accordingly. ## Environmental & Energy Efficiency Issues: When considering this application the following Environmental the following points should be taken into account: - The existing use of the building for vehicle servicing can generate noise pollution in a residential area. Approval of the scheme for residential use will eliminate such noise pollution. - Much of Demolition materials will be recycled for use either in this development of other developments. - The apartments will be constructed so as to have the highest levels of insulation as required in Part L of the Building Regulations. - The apartments will be fitted with energy efficient lighting as required in Part L the Building Regulations. - The apartments will be fitted with energy efficient boilers to comply with the Building Regulations. ## Pre-Planning Consultation: A pre-planning consultation with the planning Officer, Miss Sarah Corlett, was held on 23rd October 2007. The scheme met with the general approval of Miss Corlett. Matters raised at this meeting have been addressed within the application documents. A copy of a letter dated 25th October 2007 summarizing matters raised at that meeting is attached to this statement. Prepared By: Barry Murphy MCIAT. ACIOB. Chartered Architectural Technologist Construction Design Ltd 25th October 2007 Miss Sarah Corlett Planning Department Murray House Mount Havelock Douglas IM1 2SF RECEIVED ON 21 NOV 2007 DEPT. OF LOCAL GOVERNMENT AND THE ENVIRONMENT Dear Sarah Ref: Pre-Planning Consultation for Demolition of existing Motorcycle Sales & Service Centre and Construction of 6 Apartments at Tommy Leonard Motor Cycles Castlemona Avenue Douglas. Further to our pre-planning consultation meeting of 23rd October 2007 we write to enclose a copy of our drawing no. 579/002 as requested. This drawing formed the basis of our discussion. A brief synopsis of our meeting which was attended by the applicant Mr Leonard is as follows: - Miss Corlett confirmed the site is zoned as Predominantly Residential and therefore the principle of re-development of the site to apartments would be acceptable. - Miss Corlett confirmed that the external appearance of the scheme was acceptable. - Miss Corlett suggested that the parking ratio of 1 space per 2-bedroom apartment should be confirmed with Dept. of Transport and similar approved applications in the immediate area are checked as to what parking ratio was required. - Mr Murphy confirmed that he had e-mailed a copy of the plans to Derek Sewell of the Department of Transport for his pre-submission comments on the access & parking arrangements. A response is awaited. - Mr Murphy confirmed that due to the nature of the site it was not possible to include a lift for disabled persons. The size of the apartments was less than 80 sq.m. and did not require the installation of a lift. Mr Murphy confirmed that the stairs within the building was designed for ambulant disabled persons. - Miss Corlett raised concern at the proximity of the recently constructed “Villa Court” apartments to the rear of the development. Whilst rights of light should not be an issue it was felt that there may be a problem with overlooking and she suggested that further thought be given to the location of the windows within the bedrooms on the rear elevation. - Miss Corlett confirmed that an Energy Efficiency statement be included within the application. We trust the enclosed is in order and that the above text accurately reflects the comments made on the scheme. We will shortly be submitting a detailed planning application for the scheme when all matters have been addressed. Yours Sincerely Barry Murphy For & On Behalf of Construction c.c. Tommy Leonard – Tommy Leonard Motorcycles --- *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/84283-braddan-motorcycle-showroom-11-castlemona-avenue-apartment-replacement/documents/1515967*