18 November 2005 · Minister for Local Government and the Environment
Mona House, 1, Mona Street, Ramsey, Isle Of Man, IM8 1bd
The proposal involved converting a large three-storey detached house in Ramsey town centre's Conservation Area into three self-contained flats, one per floor, with four off-street parking spaces. The second floor flat in the roofspace would rely solely on rooflights for light and outlook.
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The Planning Committee refused the application because the second floor flat, located entirely in the roofspace and lit only by rooflights, had limited size and poor outlook, contrary to Planning Circ…
The Conversion of Buildings into Flats
Requires flats to have a good external environment with pleasant, clear outlook particularly from principal rooms. The second floor flat's rooflights do not allow outlook to be readily appreciated due to height, size and angle, failing the policy test. Dormers suggested but not part of scheme and potentially harmful to character.
no comment on merits; flats must comply with Housing (Flats) Regulations 1982
no comment on merits; falls within Fire Precautions (Flats) Regulations 1996
Multiple consultees including Highways Division, Ramsey Town Commissioners, Fire and Rescue Service, and Environmental Health responded to the application, with Highways and Ramsey objecting primarily due to inadequate parking provision, while others raised no objections but noted regulatory compliance requirements.
Key concern: Five 4.8 metre by 2.4 metre off street parking spaces required but only four proposed
Department of Transport Highways Division
ObjectionFive 4.8 metre by 2.4 metre off street parking spaces are required to serve the needs of the development.; To ensure the provision of satisfactory vehicle parking arrangements.; This will produce a requirement for five off street parking spaces and the development proposes four.
Department of Transport Highways Division
ObjectionThe proposed development will provide two number two bedroom flats and one number one bedroom flat. This will produce a requirement for five off street parking spaces and the development proposes four.; any parking on the road or roadside layby will reduce the capacity/safety of this part of the highways network.
Department of Transport Highways Division
No CommentThe Highways Division does not wish to make further representation to the forthcoming review, beyond the response in the letter dated 9 November 2005.
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 by the Planning Committee.
Isle of Man Fire And Rescue Service
This application falls within the scope of the Flats Regulations 1996 Applicant must consult with Fire Safety Department; Recommend: Approve / Defer / Refusal
Ramsey Town Commissioners
ObjectionIt is considered that the proposal for three self contained flats is considered to be over-intensive with inadequate car parking provision.
Ramsey Town Commissioners
No Commentthe Commissioners' views were set down in their letter dated 20th October, 2005.
J W Howie, Environmental Health Officer
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 to convert Mona House into three flats was refused by the Planning Committee on 18 November 2005 and confirmed at review on 9 March 2006, citing the third (second) floor flat's limited size and poor outlook. The appellant argued that the floor areas were adequate, rooflights provided sufficient light with sea views, dormer windows could improve outlook without harm, parking was sufficient for a town centre site, and similar conversions nearby had been approved. The inspector agreed on size adequacy but concurred with the Committee that rooflights did not provide a pleasant, clear outlook from principal rooms, dismissing the appeal while noting dormers might be acceptable in a future application and parking concerns were not decisive. The appeal was recommended for dismissal on 21 April 2006.
Precedent Value
Rooflights in attic flats must enable appreciable outlook from principal rooms; submit dormer details in original application if needed. Size concerns defer to Housing Regulations; parking flexible in town centres.
