19 July 2024 · Delegated - Acting Head of Development Management (Abigail Morgan)
8, Raphael Road, Douglas, Isle Of Man, IM1 3eh
The proposal involves converting an existing end-terrace building in the Woodburn Road Conservation Area from a former children's nursery into four residential flats: one ground-floor 1-bed, one ground-floor 2-bed with first-floor bedroom, one first-floor 2-bed, and one 2-bed flat.
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The amended proposal is considered to enhance the building from that which exists, particularly through replacement of flat-topped uPVC windows in arched openings with arched frame bottom-openers, whi…
Strategic Policy 1
Requires optimising use of previously developed land and redundant buildings, efficient site use, and utilising existing infrastructure. The conversion re-uses a redundant nursery building in a central location near amenities, with cycle storage promoting reduced car use.
Strategic Policy 3 - To respect the character of our towns and villages
Proposals must protect or enhance the individual character of towns. The scheme enhances the terrace's character through material and window improvements matching local features.
Strategic Policy 4
Must protect or enhance fabric and setting of buildings in Conservation Areas. Amended windows and slate roofing enhance the building, preserving the area's character.
Strategic Policy 10
New development should promote integrated transport networks. Central location supports walking/cycling, with no off-street parking required and cycle storage provided.
Environment Policy 34
Traditional materials preferred for pre-1920 buildings. Natural reclaimed slate required to match existing roof.
Environment Policy 35
In Conservation Areas, development must preserve/enhance character. Arched windows improve upon existing flat-topped ones, per Planning Circular 1/98.
Housing Policy 17
Conversions to flats permitted if adequate space for drying/refuse/amenity/parking provided, with pleasant outlooks. External areas, bin/cycle stores, and outlooks deemed satisfactory.
General Policy 2
Development permitted if it accords with zoning, respects site/surroundings in scale/design, protects amenity/highway safety. Proposal meets multiple criteria including design, amenity, and traffic.
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.
Roof materials
The roof shall be finished in natural reclaimed slate to match those of the existing building in respect of colour and texture. Reason: In the interests of the character and appearance of the site and surrounding area in accordance with Strategic Policy 4, Environment Policy 34 and 35, and General Policy 2 of the Isle of Man Strategic Plan 2016.
Window details
The windows replacing those with arched tops shall be replaced with arched frame windows as shown on drawing no.P-01 Revision D. Reason: For clarity and to accord with Strategic Policy 4, Environment Policy 35 and General Policy 2 of the Isle of Man Strategic Plan 2016.
External areas completion
Prior to the converted building first being brought into use the outside areas including the enclosed yard and waste and cycle stores shall be completed and fit for use. Reason: In the interests of highway safety and to protect residential amenity in accordance with General Policy 2 of the Isle of Man Strategic Plan 2016.
No objection: no significant impact on the highway network and site is in a suitable location, Douglas centre
Two public representations object to the proposal due to parking and traffic concerns; no statutory consultee responses specifically for 24/00414/B are present, with Douglas City Council pending confirmation on bin storage and Highways not listing it.
Key concern: parking and traffic congestion
Individual at 3 Raphael Road
ObjectionThe conversion to multiple flats will undoubtedly increase the number of vehicles in the area.; The existing building contributes to the character and charm of our neighbourhood.; there is no faith that the owners/management of this building will be good Landlords
Individual at 6 Grosvenor Road
ObjectionThe parking in this area is at capacity (Zone H).; To approve 4 apartments which could easily result in between 4-8 additional vehicles in the area is ridiculous.
Douglas City Council
No CommentThe Council will provide our comments on PA 24/00414/B after we have been able to confirm that the proposed bin and recycling storage can provide sufficient space for the correct number of wheelie bins.
Highway Services HDC
No Comment