13 January 2010 · Senior Planning Officer (delegated under Article 3(13) of the Town and Country (Development Procedure) Order 2005)
31, Hutchinson Square, Douglas, Isle Of Man, IM2 4hw
The proposal involved converting a large mid-terrace townhouse at 31 Hutchinson Square, a residential property in the Ballaquale Road Conservation Area, into four apartments: one at ground floor with front access, and three upper apartments accessed from the rear with two new parking spaces created by minor rear works.…
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The decision was made because the rear access to flats 2, 3 and 4 via a lane with uneven surface, no street lighting, refuse bins along its length, no pavement, and 60m from the nearest public thoroug…
General Policy 2
Requires development to provide satisfactory amenity standards including safe/convenient access and parking (h), and account for community/personal safety in design (m). Officer assessed rear access as failing these due to lane conditions (uneven, unlit, bins, no pavement, 60m distance), compromising safety/amenity for rear flats.
Housing Policy 17
Permits conversions if adequate space for amenity/refuse/parking (a), pleasant outlook from principal rooms (b). Failed on amenity due to poor rear access and refuse proximity to apartment 2; outlook acknowledged as pleasant but insufficient to outweigh access failings.
Environment Policy 35
Requires development in Conservation Areas to preserve/enhance character. No external alterations to front, minor rear works; officer found it preserves building/area appearance and protects special features.
Do not oppose has no traffic management, parking or road safety implications: Note: This development proposes 2 off street parking spaces. Although these spaces do not conform in size, they are useable. This then results in the same amount of on street parking currently being used as an 8 bedroom dwelling
Two neighbouring residents objected due to inadequate access via a narrow unlit service lane, parking shortages, and emergency vehicle access issues; utilities, environmental health, and highways raised no objections but requested conditions or notes.
Key concern: service lane inappropriate and hazardous as sole access for three apartments, obstructing emergency vehicles
Robert Louis Corkill
ObjectionI would not like to see a precedent set by allowing provision for car parking at the rear of the Hutchinson Square property.; I would however have no objections to any sensible and sensitive conversion of the property to flats with the main access for all at the front of the building.
G.M. Quayle
ObjectionThis lane is a narrow cul-de-sac lined on one side with wheelie bins, with lock-up garages on the other.; the scheme is inappropriate and would be detrimental to both potential occupiers and other residents in the area.
Manx Electricity Authority
Conditional No ObjectionSee Note 2; Contact the M.E.A. Planning Department (Tel. 687781), to discuss the electricity supply for this application.
Conditions requested: Contact the M.E.A. Planning Department (Tel. 687781), to discuss the electricity supply for this application.
Department of Transport Highways
No ObjectionDo not oppose has no traffic management, parking or road safety implications; This development proposes 2 off street parking spaces. Although these spaces do not conform in size, they are useable.
Environmental Health
Conditional No Objectionthe proposed flats/apartments must, on completion of the intended works, comply with the requirements of the Housing (Flats) Regulations 1982 and be registered thereafter under the same Regulations PRIOR to any of the flats being occupied.
Conditions requested: the proposed flats/apartments must, on completion of the intended works, comply with the requirements of the Housing (Flats) Regulations 1982 and be registered thereafter under the same Regulations PRIOR to any of the flats being occupied.
