Officer Planning Report June 2006 Update

Planning Report And Recommendations {{table:130194}} {{table:130195}} {{table:130196}} {{table:130197}} ### Considerations ### Written Representations ### Consultations

Officer's Report

Site

The property 17 York Road, Douglas, is part of a row of three storey terraced properties (end terrace) which is located on a corner plot with York Road and Palatine Road.

The property has been zoned within the Douglas Local Plan Order 1998 as being within a predominately residential use; the site is not within a Conservation Area.

Planning History

Alterations to store (90/00366/B) – approved.

Proposal

The application seeks an Approval in Principle to demolish the single storey self contained flat to rear and erection of a three storey extension on same site to provide three self contained flats and creation of on site parking.

The existing ground floor rear flat would be demolished and replaced by a three storey attached pitched roofed extension, which would have a rear projection from the existing rear elevation of the property of 7.7 metres and a maximum width of 6.4 metres. The majority of windows proposed to be installed would be on the northwest elevation (side) of the extension with a few additional windows to the north elevation of the extension (rear).

The proposal includes a total of three off street parking provisions, which access onto Palatine Road, as does the entrance to the new flats. The parking spaces provided have widths of 2.3m, 2.5 and 2.2 metres, all have lengths of 4.4 metres.

The existing side boundary treatment which is shared with the neighbouring property 15 York Road consists of a 3 metre high wall (existing single storey flat) which runs the entire length. This boundary treatment would be replaced with a 7.1 metre high wall (three storey extension).

Representations

Douglas Corporation acting as the agent for the Department of Transport, under the Sewerage Act 1999 has no objection subject to the following conditions:-

• The proposed domestic drainage layout to include two separate systems for foul water and surface water and combine into the existing lateral connection situated at the curtilage boundary.

• Details of the above drainage layout must be provided to the Borough of Douglas Drainage Department for approval prior to construction.

The Department of Transport Highways Division objected on the grounds that:-

• The off street parking arrangements are inadequate in size to accommodate modern sized vehicles. The location of this development is outside the town centre area and a parking standard of 1.5 spaces per dwelling is required in accordance with the Douglas Local Plan. A reduction in standard is not advisable at this location where existing levels of on street parking results in congestion for through traffic on York Road.

We have received a letter of objection from the residents of 15 York Road on the grounds that:-

• The three storey extension will reduce natural daylight to some of their rooms.

• An increase of inhabitants to the area would cause an increase of noise, activity, parking and domestic rubbish, which have caused previous problems.

A Second letter of objection from the residents of 7 Palatine Road has been received, objecting on the grounds:-

• Creation of two further residences will increase the parking problems.

ASSESSMENT/RECOMMENDATION

My initial concern with the proposal was regarding what adverse impacts, if any, would the three storey extension have on the neighbouring property 15 York Road. After visiting the site I discovered there are a number of windows within the rear and side (outrigger) elevations of the neighbouring dwelling which serve habitable rooms with the only source of natural light. Whilst I accept the existing relationship is not ideal, an extension of this size and massing along the boundary would only worsen the existing relationship between the properties, and therefore it is my belief that the proposed extension would result in a significant amount of loss of light, create a tunnelling affect and would cause an overbearing impact, to the detriment of the residential amenity of the neighbouring property 15 York Road.

Additional concerns are the lack and inadequate size of off street parking provisions which have been proposed. As the Highways Division have stated the proposed three spaces are two small to provide adequate space for modern sized vehicles and the Local Plan states that outside the town centre area, a parking standard of 1.5 spaces per dwelling is required to ensure adequate vehicle parking facilities in the interests of road safety.

For these reasons the proposals would seem inappropriate in this location and therefore my recommendation is for a refusal.

I consider that the following meet the criteria of Government Circular 1/06 and should be afforded interested party status:-

The Douglas Corporation The Department of Transport Highways Division Andrew & Claire Druggan – 15 York Road, Douglas Mrs M Collings – 7 Palatine Road

Recommendation

Recommended Decision: Refused Date of Recommendation: 05.06.2006

Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal O : Notes attached to refusals

R 1. The proposed extension, by virtue of its proximity, height and length would have an adverse impact on the adjoining dwelling at number 15 York Road and thereby would be un-neighbourly and unacceptable.

R 2. The off street parking arrangements are inadequate in size to accommodate modern sized vehicles.

The location of this development is outside the town centre area and a parking standard of 1.5 spaces per dwelling is required in accordance with the Douglas Local Plan.

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: Refused Date: ...

Signed: ...

M. I. McCauley Director of Planning and Building Control