28 February 2024 · Head of Development Management (Stephen Butler)
19, Mount Havelock, Douglas, Isle Of Man, IM1 2qg
The proposal involves converting a three-storey terraced office building on a corner plot in a Conservation Area and mixed-use zone into a four-bedroom dwelling, including replacement windows, three pitched roof dormers to the front, demolition of a rear three-storey lean-to, a new single/two-storey rear extension with…
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The officer assessed the proposal against General Policy 2 (GP2), which requires developments to respect site surroundings in scale, form, design, not adversely affect townscape character, amenity, or…
General Policy 2
Requires development to respect site/surroundings in siting, layout, scale, form, design; not adversely affect townscape character, amenity, highway safety; provide adequate parking/services. Officer found proposal compliant: parking/cycle/bin storage provided per standards; rear mass reduced; front dormers/windows in keeping; no adverse amenity/highway impacts.
Environment Policy 35
Permits only development preserving/enhancing Conservation Area character, protecting special features. Front sash windows and pitched dormers enhance property/CA; rear flat-roof extension/dormer acceptable in non-prominent lane with varied existing forms, modern materials adding interest despite some form tension under GP2.
Housing Policy 17
Permits conversions to flats/dwellings with adequate space for storage/amenity/parking and pleasant outlooks from principal rooms. Four-bed dwelling has clear sea views from living room over Mount Havelock; rear bin storage; on-site parking 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.
Parking provision
The development hereby approved shall not be occupied or operated until the parking areas as shown on Drawing P-01 REV A 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 19 Mount Havelock and shall remain free of obstruction for such use at all times. Reason: To ensure that sufficient provision is made for off-street parking and turning of vehicles in the interests of highway safety.
Bin and cycle storage
Prior to the occupation of the dwelling hereby approved the provision of the bin store and cycle provision are required to be installed and completed as shown on Drawing P-01 REV A and retained for those purposes thereafter. Reason: To ensure that sufficient bin storage and cycle parking provision is provided.
Specific ASHP model
The only model of Air Source Heat Pump that shall be installed is the Samsung 16kW Air Source Heat Pump KIT 250LTR. Reason: To ensure the development is implemented according to the plan submitted and in the interest of protecting amenities of neighbouring property.
ASHP noise limit
The Air Source Heat Pump must be installed according to the plans and supporting information and must be maintained as such thereafter and ensure that the Air Source Heat Pump shall not result in noise levels which exceed 42 decibels in volume LAeq 5 minute when measured at 1 metre external to the centre point of any relevant door or window to any residential neighbouring building as measured perpendicular to the plane of that relevant door or window. Reason: in the interest of residential amenities.
Obscure glazing
Obscure glazing (Pilkington level 5 or equivalent) shall be installed in the following windows and shall be maintained as such thereafter; Rear Elevation - first floor. All balustrades and full height windows all on roof terrace. Reason: In terms interests of neighbouring residential amenities.
Front windows detail
For the avoidance of doubt all replacement windows to the front elevation (excluding dormers) shall be "50/50" split sliding sash windows and shall be retained as such. Reason: In the interest of the character and appearance of the Conservation Area and the individual property.
no objection; no significant negative impact upon highway safety, network functionality and/or parking
development must not prohibit refuse bins from being stored within curtilage between collections; refer to Waste Management Guidelines
Highway Services HDC has no objection to application 24/00070/B, finding no significant negative impact on highway safety, network functionality or parking. Douglas Borough Council has no objections but requires compliance with waste management guidelines regarding refuse bin storage.
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.
Douglas Borough Council
Conditional No ObjectionDouglas Borough Council has no objections.; This development must not prohibit the refuse bins from being removed from the highway to be stored within the curtilage of the property between refuse collections. Further advice on these requirements can be found on the Council’s website under the Council’s Waste Management Guidelines for Architects.
Conditions requested: This development must not prohibit the refuse bins from being removed from the highway to be stored within the curtilage of the property between refuse collections. Further advice on these requirements can be found on the Council’s website under the Council’s Waste Management Guidelines for Architects.
