28 July 2023 · Delegated - Principal Planner (Chris Balmer)
13, Princes Street, Douglas, Isle Of Man, IM1 1bb
The proposal sought to change the use of Canberra House, a two-storey end-terraced warehouse previously used for cleaning services, to a mixed-use of a Buddhist place of worship in the double-height workshop area and a four-bedroom residential dwelling on part of the ground and first floors.
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The officer concluded that while the principle of reusing the underused warehouse for a compatible mixed-use of place of worship and residential was acceptable under Strategic Policy 1, Community Poli…
General Policy 2
Requires development to respect site/surroundings (b), not adversely affect character (c), provide satisfactory amenity standards including access/parking (h), not affect road safety (i), and regard energy efficiency (n). Officer found visual/character/amenity/highway aspects compliant but residential outlook and kitchen lighting failed (h & n), tipping against approval.
Strategic Policy 1
Development should optimise use of redundant buildings. Supported reuse of underused warehouse in town centre location making best use of infrastructure.
Strategic Policy 2 - Priority for new development to identified towns and villages
New development primarily within existing towns/villages. Site in Douglas town centre suited mixed use.
Strategic Policy 10
Promote integrated transport minimising car journeys, using public transport, not affecting safety. Acceptable due to bus stops <100m away and nearby car parks.
Community Policy 2
New community facilities to serve local population, accessible to non-car users, reuse vacant buildings. Place of worship reuses building near town centre amenities.
Transport Policy 7
Parking per Appendix 7 standards, relaxable for town centre/reuse. No on-site parking but relaxed due to public transport proximity and DOI advice.
no significant negative impact upon highway safety, network functionality and/or parking. Advised considering cycle parking storage.
Highway Services HDC raised no objection to the application with advisory comments on cycle parking, while two neighbouring properties objected strongly due to parking shortages, increased congestion, pedestrian safety risks from new doorways, excessive residential accommodation, and noise concerns.
Key concern: insufficient parking and increased congestion in narrow streets and lane
Highway Services HDC
No ObjectionAfter reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and /or parking.; The Applicant is advised that to consider installing cycle parking storage to aid Active Travel objectives in lieu of loss of on-site provision on the ground floor and given the control of on-street car parking, including a disc zone that is oversubscribed.
Kelly Luft Stanley & Ashton
ObjectionWe would wish to object to the planning application submitted in respect of Canberra House, 13 Princes Street, Douglas, both in relation to change of use and also the alterations to the building.; The proposed doorways would also be immediately on the exit of the sweeping bend in the Lane, and would present a clear danger - vehicles entering the Lane and turning the corner would not be able to see anyone stepping out of the doorways until they were in the road and immediately and directly in the line of traffic.; The Application, however, seeks permission for 4 bedroom residential accommodation, which would be excessive for the stated use and would likely end up being used for other purposes.
Flat 2 15 Princes Street
ObjectionMost people these days drive and if it is going to be the only place for a Buddhist place of worship on the island... this will massively effect parking.; How will they manage the sound from these areas into adjacent properties. Has any consideration into noise suppression been given as social areas can be loud with many people attending.; After everyone has decided to leave how will this effect the roads, if 40 to 50 people are to leave at once this will make the roads congested.
