10 July 2024 · Delegated - Principal Planner (Chris Balmer)
Bradford, 5, Mona Drive, Douglas, Isle Of Man, IM2 4lg
The proposal involves internal alterations only to convert an existing House in Multiple Occupation (HMO) with 15 bedrooms and a 1-bedroom apartment into five apartments (four 2-bedroom and one 1-bedroom) at a mid-terrace building in Douglas Promenades Conservation Area.
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The officer assessed the principle of development as acceptable under Spatial Policy 1 and Housing Policies 1-4, as the site is in a mixed-use zone within Douglas urban area, the primary focus for res…
Strategic Policy 1
Requires development focused in Douglas as main employment/services centre. Officer assessed site as prime location for residential, in mixed-use zone per Area Plan for the East, already residential, making principle acceptable.
General Policy 2
Requires no material harm to character/appearance, amenities (g,h). No external changes preserve streetscene/Conservation Area; amenities unchanged for neighbours, adequate for future occupants despite no private space due to sustainability.
Environment Policy 35
Protects Conservation Area character. No external alterations mean no material impact on historic streetscene or wider area.
Environment Policy 42 - character and need to adhere to local distinctiveness
Requires design respecting locality. Internal-only changes ensure no harm to terrace character in late 1800s/early 1900s area.
Housing Policy 1
Supports housing delivery. Contributes to needs in East area (2,440 homes 2011-2026), in focus urban area.
Housing Policy 2 (Draft Southern Area Plan)
Housing via Area Plans. Site in mixed-use Douglas Central per Area Plan East.
Housing Policy 3
Targets East housing. Adds 5 apartments in key area.
Housing Policy 4
New housing in towns. Douglas urban focus.
Transport Policy 4
Protects highway safety. No harm from on-street parking in sustainable site, supported by Highways.
Transport Policy 7
Parking standards relaxed per A.7.6 due to promenade location, public transport, cycle provision; comparable to existing/adjacent.
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.
Cycle and refuse storage
Prior to the occupation of the development, a plan detailing both cycle and refuse/recycling storage provision within the site shall be submitted to the Department for approval in writing. Such provision will thereafter be delivered in full accordance with the approved plans and retained as such in perpetuity. Reason: To ensure the appropriate delivery of cycle and refuse/recycling storage provision and in the interests of sustainable development.
Support subject to installing compartmental recycling bins in each apartment kitchen, encouraging use of nearby communal recycling, considering ramp for rear yard access, and bins placed in rear lane only for collection then returned to yard storage.
Do not oppose (DNOC) subject to conditions on secure cycle and bin storage details before first occupation, acceptable relaxed on-street parking in sustainable location near bus stops and town centre, similar to adjacent buildings.
Highway Services initially requested further information on parking and bicycle storage but ultimately issued a conditional no objection after updates. Douglas Borough Council supported the application subject to conditions on recycling bins and bicycle access.
Key concern: impact on on-street parking capacity
Highway Services HDC
Request Further InformationHighways will require a parking statement to be submitted addressing the parking requirement change between the existing and proposed uses, and any potential impacts this would have on the on-street parking in the area; Manual for Manx Roads requires bicycle storage to be provided for the residential developments; The applicant should provide cycle storage for the apartments at a rate of one space per bedroom. The storage should be secure and covered.
Highway Services HDC
Conditional No ObjectionHDC no do not oppose (DNOC) the application subject to conditions on bins and cycles (details required for secure cycles required) conditioned on permission before first occupation and retained thereafter.; it accords with Strategic Policy paragraph A.7.6 (a)(d)
Conditions requested: conditions on bins and cycles (details required for secure cycles required) conditioned on permission before first occupation and retained thereafter
Douglas Borough Council
Request Further Informationthe applicant would be advised to provide details on the number and size of bins that can be stored within the curtilage of the property along with the number and size of bins for metal, plastic, glass and cardboard and paper.; in order to meet the acceptable standards for bicycle storage (Manual for Manx Roads) the applicant needs to demonstrate that there is adequate space available for 9 bicycles
Douglas Borough Council
Request Further Informationstorage space within the curtilage of the property is limited and that the applicant still needs to demonstrate that there is adequate space for the correct number of bicycles.; 1 x 240 ltr bin for cardboard 1 x 240 ltr bin for glass 1 x 240 ltr for paper 1 x 240 ltr for cans and plastic The applicant will also need space for 1 x 660 ltr or 3 x 240 ltr bins for residual waste.
Conditions requested: install 3 compartmental recycling bins within each kitchen
Douglas Borough Council
Supportresolved to support the application subject to the applicant installing compartmental recycling bins within each apartment kitchen and that the applicant actively encourages the tenants to use the Council’s communal recycling area in close proximity to the development site.; This will create more space within the rear yard, negate the need for recycling bins and create an amount of space making it easier to manoeuvrer bicycles stored in the rear yard bicycle store.
Conditions requested: installing compartmental recycling bins within each apartment kitchen; actively encourages the tenants to use the Council’s communal recycling area; considers incorporating a ramp as part of the rear yard steps to provide ease of access for bicycles and for the movement of waste bins
