**Document:** Officer Planning Report **Application:** 06/00858/B — Demolish existing workshop / store and erection of two dwellings with integral garages **Decision:** Permitted **Decision Date:** 2006-07-17 **Parish:** Braddan **Document Type:** report / officer_report **Source:** https://planningportal.im/a/80782-braddan-workshop-and-store-demolition-dwelling/documents/1544438 --- # Officer Planning Report ## Planning Report And Recommendations [Table omitted in markdown export] [Table omitted in markdown export] [Table omitted in markdown export] [Table omitted in markdown export] ### Considerations ### Written Representations ### Consultations ### Officer's Report #### Site The property 4 Stanley Place, Douglas, is part of a row of two and three storey terraced properties, and is located on the eastern side of Stanley Place, north of the junction of Victoria Road. The properties along Stanley Place and the surrounding roads comprise mostly of two and three storey terraced properties. ## Land Use Zoning The property has been zoned under the Douglas Local Plan Order 1998 as being within a predominately residential area; the site is not within a Conservation Area. ## Proposal The application proposes to demolish existing workshop / store and erection of two dwellings with integral garages. The proposal will create two separate two bedroom dwelling units, which both have a ground floor garage, creating an off street parking provision. The unit’s layout consists the following:- - Ground floor - Garage, hall way, bedroom and open yard - First floor - Lounge and kitchen - Second floor - Bedroom and bathroom The application proposes to create dormer windows to the rear roof elevation to create the additional living space within the second floor. Adjacent to the property to the rear comprises of the Samaritan’s car park. ## Representations The Douglas Corporation has considered the application and has no objection. - IOM Water Authority:- - For single connections to a water main (i.e. a single dwelling) the applicant should contact IoMWA Customer Services, tel. 69 59 49 - Manx Electricity Authority:- - There are Underground Cables/Overhead Lines present in the area indicated in you Planning Application. Please contact Anthony Kinrade or Ian Horsey, Operations and Maintenance Dept, 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. - Contact the M.E.A. 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 & GS6. We have received no privately written representations objecting to the application. ## Assessment / recommendation ### Issues which need to be considered 1. Overlooking / loss of privacy from the rear kitchen windows and rear dormer windows. 2. Planning Circular 2/88 3. Impact on the residential amenity of the surrounding properties ### Overlooking / loss of privacy I had Initial concern with the dormer windows and the new kitchen windows at first floor level to the rear, causing an adverse impact on the neighbouring property due to overlooking / loss of privacy. However after visiting the site the rear dormer windows and new kitchen windows would only be overlooking a car park and therefore no overlooking issues occur. ### Planning Circular 2/88 When considering conversions of guesthouses / hotels / buildings to apartments we must consider Planning Circular 2/88. Under this Circular it states that the size, layout, occupancy, etc., of flats are controlled by the Housing (Flats) Regulations. However, all flats should also have a good external environment, characterised by - a) a pleasant, clear outlook, particularly from the principal room(s) of the flat; and b) access to external space for the purpose of clothes-drying, refuse storage, car-parking, and general amenity. Impact on the residential amenity of the surrounding properties The existing property which is used as a workshop has a detrimental impact to the street scene due to the visual appearance of the property which is in a poor condition. The proposal will also ease the demand for on street parking due to the off road parking provisions provided. This proposed scheme would comply with Circular 2/88 and also with the Douglas Local Plan which has the property zoned within a residential area. For the reasons above the proposals would seem appropriate in this location and therefore my recommendation is for an approval. I consider that the following meet the criteria of Government Circular 1/06 and should be afforded interested party status: The Douglas Corporation Manx Electricity Authority IOM Water Authority ### Recommendation Recommended Decision: Permitted Date of Recommendation: 07.07.2006 ### 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 HLK/05/0388/1, HLK/05/0388/2, HLK/05/0388/3 and HLK/05/0388/4 all received on 19th May 2006. ## C 3. N1 For single connections to a water main (i.e. a single dwelling) the applicant should contact Isle of Man Water Authority Customer Services, telephone 695949. ## C 4. N2 There are Underground Cables/Overhead Lines present in the area indicated in your 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. Contact the M.E.A. 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. I confirm that this decision accords with Government Circular Nos 44/05 (Delegation of Functions to Director of Planning and Building Control) and 47/05 (Delegation of Functions to Senior Planning Officer) Decision Made : Permitted Date: 13/7/06 Signed: [Handwritten signature] M. I. McCauley Director of Planning and Building Control --- *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/80782-braddan-workshop-and-store-demolition-dwelling/documents/1544438*