14 September 2017 · Delegated - Senior Planning Officer (Sarah Corlett)
5, Brunswick Road, Douglas, Isle Of Man, IM2 3lh
The site is a two-storey corner property in Douglas with a ground floor previously used as a newsagent shop and first floor as a dwelling, located in a Predominantly Residential area and Conservation Area.
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The officer noted the property was likely originally a single dwelling, consistent with neighbouring terrace properties, and historically had ground floor shop use with an enlarged shop front.
General Policy 2
Requires development in accordance with zoning and other policies, respecting site/surroundings in siting/layout/scale/design, without adversely affecting townscape character, residential amenity, highway safety, or parking provision. Officer assessed the proposal complies overall, with rear garage changes not harming Conservation Area character (rear not important), adequate parking/amenity provided, and no adverse highway impacts.
Housing Policy 17
Permits building conversions to flats in residential areas if providing adequate space for parking, amenity, and pleasant outlook. Officer considered relevant for ground floor residential conversion, satisfied by on-site garage parking for the additional use associated with upper flat.
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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
Either/or ground floor use
The ground floor of the site may either be used as a single shop with associated store/office accommodation or as living accommodation associated with the upper floor dwelling as a single dwelling. Reason: It is not considered that a mix of users would result in an acceptable level residential amenity standards.
Ancillary use only
For the avoidance of doubt the additional ground floor living accommodation (if used as such) must only be used for domestic purposes incidental to the existing main dwelling house, (Nr 5 Brunswick Road) and shall not be occupied as an independent dwelling unit, for no commercial purposes and only in accordance with layout shown on plan 2A received on the 1st August 2017. Reason: To safeguard the residential character and amenities of the existing property and potential there is insufficient off road parking spaces provided for two separate dwellings. Furthermore the application does not propose to create separate units of accommodation within the site and has not been considered as such.
do not oppose the application and suggest a condition that the ground floor residential space can only be used in conjunction with and as additional space to the existing accommodation within the property and not used as a separate residence
does not oppose this application; notes garage provides required 2 parking spaces for additional residential use, with retained gates as alternative access
Douglas Borough Council has no objection but requests a condition restricting the ground floor residential space to ancillary use only. Department of Infrastructure Highways Division does not oppose the application.
Douglas Borough Council
Conditional No ObjectionDouglas Borough Council has no objection to the proposals but please see the comment on planning applications 17/00814/B, 17/00820/B and 17/00823/B.; the ground floor residential space can only be used solely in conjunction with, and as additional space, to the existing residential accommodation within the property and not used as a separate residence.
Conditions requested: In the event of approval being granted there should be a condition that the ground floor residential space can only be used solely in conjunction with, and as additional space, to the existing residential accommodation within the property and not used as a separate residence.
Department of Infrastructure (DOI) Highways Division
No ObjectionHighway Services does not oppose this application.; DNOC on 05/09/17; Do not oppose
