17 July 2023 · Delegated - Principal Planner (Chris Balmer)
2nd Floor, Newcourt Chambers, 39, Bucks Road, Douglas, Isle Of Man, IM1 3de
The application seeks permission to convert vacant first and second floor offices in a three-storey end-of-terrace building into two two-bedroom apartments, each around 75-77 sqm with open-plan living/kitchen areas and bathrooms.
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The officer considered the proposal brings 'a new lease of life to a building which is currently being underutilised', with positive impacts from added bike and bin storage.
Strategic Policy 1
Requires development to optimise use of redundant buildings and under-used land. Officer assessed the four-year vacant offices as underutilised, with conversion bringing 'new lease of life' aligning with policy.
Strategic Policy 11
Makes provision for 5,100 additional dwellings including by conversion to 2026. Officer noted site's town centre location supports higher density housing from existing fabric.
General Policy 2
Requires development to respect site/surroundings in siting/scale/design, not adversely affect amenity/character/highways/parking. Assessed as compliant due to no external changes, acceptable outlook/amenity, and parking relaxation justified by location.
Transport Policy 7
Requires parking per standards, relaxable near bus routes if no unacceptable on-street parking. No spaces provided but relaxed due to bus corridor, nearby car parks, and cycle storage.
Housing Policy 17
Permits conversions in residential areas if adequate space for bins/amenity/parking, pleasant outlook from principal rooms. Principal rooms face road with clear outlook; secondary rooms face lane acceptable; bin/cycle storage provided.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice. Reason: To comply with Article 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
Bin/bicycle storage
Prior to the occupation of the development hereby approved, the secure bin/bicycle storage areas shall be provided in accordance with the approved plans and shall be permanently retained thereafter and solely for the purpose of refuse storage. Reason: In the interests of the appearance of the development and of the amenities of the area and to promote sustainable travel in the interests of reducing pollution and congestion.
no significant negative impact upon highway safety, network functionality and/or parking. Cycle parking should be secured by condition or plan revision.
no objection, but development must not prohibit refuse bins from being stored within curtilage between collections; no bins on highway.
Highway Services HDC, Douglas Borough Council, and DOI Highways Drainage all raised no objections to application 23/00372/B but provided advisory comments on cycle parking, refuse storage, and surface water drainage.
Key concern: cycle parking is not shown on the proposed site plan
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.; Please note that the cycle parking is not shown on the proposed site plan. This was due to be positioned at rear of the existing car park spaces under 22/00445/B.
Conditions requested: A condition or revision to the proposed site plan would provide suitable control to secure such a storage facility containing a semi vertical parking rack to serve for the lifetime of the development
Douglas Borough Council
No ObjectionDouglas Borough Council has no objections but wish to comment as follows:; Conversion of existing offices to form two self-contained apartments 39 Bucks Road Douglas Isle Of Man IM1 3DE - This development must not prohibit the refuse bin from being removed from the highway to be stored within the curtilage of the property between refuse collections. No refuse bins should be stored on the highway.
Conditions requested: This development must not prohibit the refuse bin from being removed from the highway to be stored within the curtilage of the property between refuse collections. No refuse bins should be stored on the highway.
DOI Highways Drainage
No ObjectionAllowing surface water runoff onto a public highway would contravene Section 58 of the Highway Act 1986 and guidance contained in section 11.3.11 of the Manual for Manx Roads.; Recommendation: Please be aware of and comply with the clauses above.
Conditions requested: Please be aware of and comply with the clauses above
