2 November 2011 · Delegated - Development Control Manager (Jennifer Chance)
6, Sydney Street, Douglas, Isle Of Man, IM1 3jb
The proposal involved extending and altering the existing neglected two-storey rear annex and attached flat-roof garage of an end-terrace Victorian house at 6 Sydney Street to create a self-contained dwelling with lounge, kitchen, utility/shower room, two bedrooms and bathroom.
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The officer judged the proposal acceptable in terms of streetscene impact and residential amenity, noting it was similar to a 2009 approval (PA 09/00228/B) except for retaining the flat-roof garage, w…
General Policy 2
Requires development to provide 'satisfactory amenity standards... together with adequate parking, servicing and manoeuvring space' (part h) and not have 'unacceptable effect on road safety or traffic flows' (part i). Officer found failure as proposal lacked adequate parking for new dwelling and host house, leading to unacceptable on-street pressure despite prior relaxation; no other GP2 aspects problematic.
Environment Policy 42
Requires new development in settlements to respect 'particular character and identity' of locality and prohibits inappropriate backland development or loss of visual amenity green spaces. Officer noted proposal respected Victorian terrace character via pitched roof/regular fenestration; retention of grassed area and no open space loss; not assessed as backland.
Transport Policy 7
Requires parking in new development 'in accordance with the Department's current standards' (2 spaces/dwelling). Proposal failed as it provided only 1 restricted space vs standard 2, with no justification for further relaxation under Appendix 7(d) given locality parking constraints and manoeuvrability issues.
no objection to this application
No Objection in Principle subject to drainage details approval
Highways Division objects due to removal of existing parking and inadequate new parking provision; Douglas Borough Council (general and drainage) have no objection subject to drainage approval.
Key concern: Removal of parking space for 6 Sydney St increasing demand on already full on-street parking
Highways Division
ObjectionHighways Division opposes the planning application 11/01211; By removing the parking space for 6 Sydney St will increase demand for kerbside parking and accentuate the existing problem
Douglas Borough Council
No ObjectionDouglas Corporation have no objection to the proposals listed below; 11/01211/B Alteration and extension to rear annex to form a dwelling, 6 Sydney Street
Douglas Borough Council Drainage Services
Conditional No ObjectionNo Objection in Principle subject to:- Drainage Requirements
Conditions requested: Exact details of the drainage layout must be provided to Douglas Borough Council’s Drainage Department for approval, prior to any work commencing on site; The applicant contractor/builder is required to contact Douglas Borough Council’s Drainage Department, prior to work commencing on site to discuss this proposed drainage connection; In the event that this application is approved I should be grateful if these comments could be incorporated in the approval notice
The original application to alter and extend the rear annex of an end-terrace house to form a separate 2-bedroom dwelling was refused by the Development Control Manager on 2nd November 2011 solely due to insufficient off-street parking (one space instead of two required), contrary to General Policy 2(h) and Transport Policy 7, exacerbating existing on-street parking congestion. The appellant argued that parking standards had been relaxed previously on site and nearby, the front dwelling already parks on-street, the site is near town centre amenities, and redevelopment would improve the eyesore annex. The council defended the refusal citing Highways Division objections to the narrow garage access (2.4m wide via 4.8m lane) and loss of parking for the host property compared to a prior approval. The inspector, after site visit, agreed the proposal would worsen parking congestion due to the impractical single garage space encouraging on-street parking, supported the refusal, and recommended dismissal. The Minister accepted this on 8 March 2012, confirming the refusal.
Precedent Value
Demonstrates strict enforcement of parking standards in congested urban areas; appellants must prove no worsening of on-street parking and provide practical spaces (adequate access/manoeuvring), even for existing garages. Future applications should match or better prior site approvals and submit revisions pre-refusal.
Inspector: Ruth V MacKenzie BA(Hons) MRTPI
