21 September 2005 · Planning Committee
Communal/Landlords, 38, Castlemona Avenue, Douglas, Isle Of Man, IM2 4eg
The proposal sought full planning approval to convert the dilapidated basement level of an existing building at 38-40 Castlemona Avenue into two 2-bedroom apartments, with the rear yard cleared for three car parking spaces.
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The Planning Committee refused the application as it would constitute 'unsatisfactory, over-intensive development of the site'.
no adverse traffic impacts
the proposed flats must on completion comply with the requirements of the housing regs 1982
the applicant is advised to consult the flats inspection team at the fire safety department
Multiple consultees including IoM Water Authority, Douglas Corporation, Disability Access Office, DOT Highways Division, Isle of Man Fire and Rescue Service, and Environmental Health reviewed the application; most raised no objection but noted concerns on parking, disability acce…
Key concern: parking spaces are tight and will prove difficult to use
IoM Water Authority
Conditional No ObjectionThe Authority wish to express their interest in the following planning applications, and request that a condition of planning be that the applicant must contact the Authority to ensure that a connection is obtained for water supply purposes, or an amendment to the existing supply under the terms of the Water Supply Byelaws.
Conditions requested: a condition of planning be that the applicant must contact the Authority to ensure that a connection is obtained for water supply purposes, or an amendment to the existing supply under the terms of the Water Supply Byelaws
Douglas Corporation
No ObjectionDouglas Corporation have no objection to the proposals; concern be expressed as to the adequacy of arrangements for proper facilities for bin storage for both new and existing flats
Disability Access Office
No CommentApartment blocks should meet the following requirements.; could you please bear in mind the needs of people with a disability
Conditions requested: Where parking is provided, which includes provision for visitors then five percent of unassigned spaces should be designated for disabled parking; The ground or primary entrance level should include at least one entrance that is accessible to an unassisted wheelchair user; Any sanitary facilities provided which are accessible to the public should include a disabled toilet; All public corridors should be of sufficient width and free from obstruction as to allow a wheelchair user to pass other users of the corridor; The primary entrance to all apartments should be of sufficient width as to be accessible by an unassisted wheelchair user; Where apartments and/or parking are provided over more than one level then a lift should be provided of sufficient dimensions as to allow an unassisted wheelchair user to enter, turn around and use the controls
Department of Transport Highways Division
No ObjectionNo adverse traffic impacts.
Department of Transport Highways Division
Supportthe parking spaces are tight and will prove difficult to use; provision of at least two off street parking spaces on a lane with low traffic volumes and traffic speeds would assist residents; a sustainable objection to this development would be difficult to justify on road safety grounds
Isle of Man Fire And Rescue Service
THIS APPLICATION FALLS WITHIN THE SCOPE OF THE FIRE PRECAUTIONS (FLATS) REGULATIONS 1996.; THE APPLICANT IS ADVISED TO CONSULT THE FLATS INSPECTION TEAM AT THE FIRE SAFETY DEPARTMENT TO DISCUSS THE DETAILS OF THIS APPLICATION.
Isle of Man Fire And Rescue Service
No CommentI do not require to appear at the review hearing provided that the previously submitted written observations made on my behalf are taken into consideration
Environmental Health
Conditional No ObjectionThe proposed flats must, on completion of the proposed works, comply with the requirements of the Housing (Flats) Regulations 1982 and be registered thereafter under the same Regulations.
Conditions requested: The proposed flats must, on completion of the proposed works, comply with the requirements of the Housing (Flats) Regulations 1982 and be registered thereafter under the same Regulations
The original application sought to convert the basement level of 38-40 Castlemona Avenue into two two-bedroom apartments with additional car parking for three cars in the rear yard. The Planning Committee refused permission on 9 September 2005, confirmed on review on 16 December 2005, citing reasons related to outlook and environment of the proposed flats, loss of storage space, refuse bin storage, and inadequacy of parking spaces. The appeal statement from the Committee defends these reasons, emphasizing poor rear environment, limited outlook onto car park, regrettable loss of storage and bin space, and tight parking provision. The appellant's proof of evidence counters that the basement is dilapidated and unused, bins have always been at the front, front garden would be improved with excavation for private space, and parking is adequate given town centre proximity and precedents. Administrative documents confirm appeal lodgement on 12 January 2006 as appeal 06/0011, with written procedure requested, but no inspector's analysis or decision is included.
Precedent Value
No decision available, so limited precedent value. Documents highlight importance of addressing specific refusal reasons like outlook, storage loss, and parking in appeal statements, with appellants focusing on site realities (e.g. existing non-use of basement) and comparables.
