8 October 2019 · Planning Committee
Kings Guest House, Queens Promenade, Douglas, Isle Of Man, IM2 4nl
The proposal involves converting the existing Kings Guest House (a three-storey Georgian registered building from 1822) into three self-contained apartments across four floors, with external works including widening the front driveway by removing 1.25m of boundary wall, relocating the garage front elevation back in lin…
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The officer assessed the principle of converting the guesthouse to three apartments as acceptable in a Tourist/Residential zoned area, noting the declining demand for traditional guesthouses ensures c…
Strategic Policy 4
Requires protection/enhancement of Registered Buildings and Conservation Areas. Officer found external works like window replacements and garage relocation preserve or enhance the fabric and setting of RB177.
Environment Policy 32
Prohibits alterations detrimentally affecting a Registered Building's character. Assessed external changes as sympathetic or improvements, especially to non-original garage and mismatched windows.
Environment Policy 35
Permits only development preserving/enhancing Conservation Area character. Frontage alterations tidy appearance and improve streetscene on balance.
General Policy 2
Requires development to respect surroundings, provide amenities/access/parking, avoid adverse amenity/traffic impacts. Satisfied despite parking shortfall due to site context and improvements.
RB/4 Use
Seeks optimum viable use minimising effect on Registered Building's interest. Residential conversion ensures maintenance given guesthouse viability issues.
RB/5 Alterations and Extensions
Presumption against alterations affecting special interest unless justified. External works justified as desirable improvements minimising impact.
Housing Policy 4
New housing primarily in towns/villages. Site in Douglas mixed-use area is appropriate.
Housing Policy 17
Permits conversions to flats with adequate space for bins/amenity/parking/outlook. Bin/cycle storage not shown but existing arrangements adequate; parking relaxed.
Transport Policy 7
Requires parking per standards. Shortfall accepted per IOMSP A.7.1 due to location, existing use, reduced demand.
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.
Parking use restriction
The off road parking space on the site shall be used for the parking of vehicles associated with King's Guesthouse only and shall be kept free from any other obstruction at all times. Reason: To ensure that the space is adequately utilised for parking thus reducing on-street parking demand.
do not oppose the application
Douglas Borough Council reserved comment on the application pending their next committee meeting, while Highway Services had no objection to the proposed alterations to vehicle access and change of use, deeming parking provision acceptable.
Douglas Borough Council
No CommentDouglas Borough Council has no objections.; The Council will reserve comment on the below applications until the next meeting of the Councils Environmental Services Committee which takes place on the 13th May. The council will forward an opinion on the below no later than the 17th May.; 19/00416/GB - Alterations to vehicle access to create additional off road parking and change of use from guest house to three residential units (in association with PA 19/00417/CON) Kings Guest House Queens Promenade Douglas Isle Of Man IM2 4PL
Highway Services
No ObjectionThe existing vehicular access would be widened and the site gates removed which should not adversely affect highway visibility.; The parking standards require 6 spaces for the 3 proposed apartments and only 2 adequately sized spaces would be provided.; However, the existing 14 bed guest house would be likely to generate a higher parking demand than the 3 proposed dwellings at peak site operating times and is only served by 1 existing space. The proposed site parking provision is therefore deemed acceptable.; Highway Services does not oppose the application.; Recommendation: DNO
Conditions requested: The existing garage should be used to accommodate cycle parking for the 3 dwellings.
