16 July 2019 · Planning Committee
Bakehouse And Garage, Grosvenor Road, Douglas, Isle Of Man, IM1 3en
The site is a derelict two-storey bakehouse and garage attached to a terraced row on Grosvenor Road in Douglas, within a predominantly residential area adjoining a Conservation Area. The proposal involves demolishing the existing poor-condition building and erecting four two/half-storey terraced dwellings designed to m…
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The officer assessed the principle of residential development as acceptable given the site's location in a predominantly residential zone within Douglas, the Island's main settlement, and the need for…
Strategic Policy 1
Requires optimising previously developed land and efficient site use within sustainable settlements. Officer found the brownfield site in Douglas suitable for housing, utilising existing infrastructure.
Strategic Policy 2 - Priority for new development to identified towns and villages
Locates new development primarily in existing towns like Douglas. Site's urban location complies, contributing to east Island housing need.
Strategic Policy 10
Promotes integrated transport minimising car use and ensuring highway safety. Walkable to town centre, bus stops; parking and low-speed lane design acceptable.
Environment Policy 36
Permits development near Conservation Areas if no detriment to views. New design matches terraces, no harm to views in/out.
Environment Policy 43
Supports regeneration of run-down urban areas, preferring re-use over demolition. Derelict building's removal and replacement improves area.
General Policy 2
Permits zoned development respecting site/surroundings in scale/design, amenity, highways, parking. Proposal complies across all tested aspects: residential zoning, matching streetscene, no amenity/highway harm.
Housing Policy 4
New housing in existing towns. Douglas location appropriate.
Transport Policy 4
Highways must accommodate development safely. Lane width and access points sufficient.
Transport Policy 7
Parking per standards (Appendix 7). Two spaces per dwelling provided.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Garden paths
The garden paths to each dwelling are required to be finished in brick/concrete paviours or tiles.
Parking provision
No dwelling hereby approved shall be occupied until the parking areas associated with that dwelling have been provided in accordance with the approved plans. Such areas shall not be used for any purpose other than the parking of vehicles associated with the development and shall remain free of obstruction for such use at all times.
Landscaping
All planting, seeding or turfing comprised in the approved details of landscaping must be carried out in the first planting and seeding seasons following the completion of the development or the occupation of the dwelling, whichever is the sooner.
Front boundary walls
Prior to the commencement of any development details of the front boundary walls (including railings above) proposed to be erected for each dwelling are required to be submitted and approved by the Department and this approved scheme is required to be completed prior to the occupation of each dwelling and retained thereafter.
Front windows
All new windows to front elevation shall be vertical sliding sashes.
No future extensions
Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2012 (or any Order revoking and/or re-enacting that Order with or without modification) no extension, enlargement or other alteration of the dwelling(s) hereby approved, other than that expressly authorised by this approval, shall be carried out, without the prior written approval of the Department.
Front doors
Prior to the commencement of any development details of the front doors proposed for each dwelling are required to be submitted and approved by the Department and this approved scheme is required to be completed prior to the occupation of each dwelling and retained thereafter.
Roof ridge height
The roof ridges of the dwellings hereby approved may not be taller than the roof ridge of the neighbouring property Nr 13 Grosvenor Road.
resolved to support the application, with requests for bicycle store consideration, maintenance access to adjacent pavilion, and note on plan inaccuracies
Multiple consultees responded to planning application 19/00474/B, with Highway Services initially objecting due to inadequate car parking but later issuing no objection, Isle of Man Cycling Association objecting over insufficient secure cycle storage, Manx National Heritage reque…
Key concern: inadequate usable site car parking spaces and vehicle manoeuvring
Highway Services Division
ObjectionHighway Services opposes the application due to the shortfall in usable site car parking spaces that does not comply with the parking standards in 'The Isle of Man Strategic Plan 2016'.
Highway Services Division
No ObjectionHighway Services does not oppose the application.
Conditions requested: cycle parking could be secured via a planning condition to agree the precise cycle parking design if deemed necessary
Isle of Man Cycling Association
ObjectionThe proposal does not comply with Transport Policy 7 which requires 'in all new development, parking provision must be in accordance with the Department's current standards'
Conditions requested: show on drawing to scale how cycles can be stored in a secure, covered and convenient manner considering personal safety and conservation area impact
Isle of Man Cycling Association
ObjectionWe would be interested to see which design guidance has been followed in determining the proposed bicycle storage as we are unaware of any guidance that encourages access via unlit service lanes or storage within the internal circulation space.
Manx National Heritage
Conditional No ObjectionAll Manx bat species are listed as Schedule 5 species under the Wildlife Act (1990).
Conditions requested: bat survey of the building by suitably qualified and experienced ecologist prior to demolition
Douglas Borough Council
No CommentThe below Application is currently being reviewed by Council officers and may need to go to the Council's next Environmental Services Committee meeting
Douglas Borough Council
Supportthe Committee resolved to support planning application 19/00474/B
Conditions requested: applicant give consideration to the suitability of the bicycle store provision; applicant demonstrate adequate space available for maintenance of adjacent Council Property (Bowling Green Pavilion) and roof; note plans incorrect re roof levels and omitted telegraph pole in rear lane
Douglas Borough Council
Supportwe are not objecting to the development of the site and we still support the planning application
Conditions requested: additional condition that applicant consult with Douglas Borough Council as owner of adjacent Bowling Green Pavilion; demonstrate adequate space for maintenance of adjacent Council property roof
The original application 19/00474/B for demolition and four dwellings was recommended for approval by the Planning Officer despite five objections, primarily on highway safety and parking via rear lane, and unanimously permitted by the Planning Committee on 15 July 2019. Mr K Moughtin, a neighbour, lodged a third party written representations appeal (AP19/0042) against the rear parking access, citing increased traffic, noise, manoeuvrability issues and obstruction risks in the narrow rear lane serving Demesne Road properties. The applicant and Council defended the scheme, noting pre-application agreement, Highway Services' no-objection, compliance with parking standards and existing lane usage. Inspector BJ Sims, after site visit, found the sole issue of rear lane access acceptable due to low speeds, adequate manoeuvring space (5.5m+), light additional traffic over short southern section, and policy compliance; appeal dismissed on 18 November 2019 with original conditions upheld.
Precedent Value
Upholds rear lane access for urban infill housing where standards met and low impact; future applicants should secure Highway Services support and demonstrate manoeuvring via setbacks in constrained sites.
Inspector: Brian J Sims BSc(Hons) CEng MICE MRTPI
