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25/90624/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 25/90624/B Applicant : MSN Roofing And Scaffolding Proposal : Replacement of workshop and garage with apartment with integral garage Site Address : Store And Garage 2 - 4 Parr Street Lane Douglas Isle Of Man IM1 1BN
Planning Officer: Russell Williams Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 16.09.2025 __
Conditions and Notes for Approval C : Conditions for approval N : Notes attached to conditions
C 1. 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.
C 2. The development shall be completed in accordance with the materials as indicated on the approved drawings and within the approved Statement dated May 2025.
Reason: In the interests of the character and appearance of the site and surrounding area.
C 3. The garage hereby approved shall at all times be made available for the parking of private motor vehicles(s) and shall be retained available for such use.
Reason: To provide adequate off-street parking.
This application has been recommended for approval for the following reason. The planning application would be an acceptable form of re-development within a defined residential area that has been designed to ensure that it would not harm the character of the area in terms of visual appearance nor would the use and enjoyment of neighbouring properties amenities be affected by the proposals. As such the proposals would comply with Strategic Policy 1, Spatial Policy 1, General Policy 2 and Environment Policy 42 of the Isle of Man Strategic Plan (2016).
Plans/Drawings/Information;
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This decision relates to the following plans and drawings, date stamped 23 June and 26 June 2025:
PTA 257 - 01 - Location and site plans, plans, elevations, and typical section - as existing PTA 257 - 10 - Plans, elevations, and typical section - as proposed.
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Right to Appeal
It is recommended that the following organisations should be given the Right to Appeal on the basis that they have submitted a relevant objection:
Douglas City Council No objection
It is recommended that the owners/occupiers of the following properties should be given the Right to Appeal as they have submitted an objection that meets the specified criteria:
4 Parr Street Douglas
2 Parr Street Douglas __
Officer’s Report
1.0 THE SITE
1.1 The application site is the curtilage of No.2-4 Parr Street Lane, Douglas. The property is a two storey building that sits at the rear of two parallel streets where the rear of Parr Street is to the West and the rear of Orry Street to the East. To the south is the apartment block of Tynwald Court (retirement flats) and to the further north is Allan Street. A lane way runs to the front (East) and side gable (South). To the front of the building is an open space that is used for vehicle parking.
1.2 The property is characterised as an end of terrace building with a part rendered and part exposed Manx stone gable wall (South). The front and rear elevation is exposed brick finish under a pitch tiled roof. The front elevation has a roller shutter door and two pedestrian doorways at ground floor level and at first floor two smaller windows and a boarded up doorway. To the rear are those residential properties that back onto the site, namely No.2 & No.4 Parr Street. Opposite the front elevation is No.3 Orry Street. Internally the building occupies two floor with a staircase located to the inside of the front elevation.
1.3 The building has been used historically as a mechanics workshop, but sits within a residential setting within the town.
2.0 THE PROPOSAL
2.1 The application seeks planning permission for replacement of the existing building and creation of a 2 bedroom flat at first floor with a garage, utility and bike store at ground floor level.
2.2 The building will be finished in facing brick and render to the walls, with grey plain concrete tiles to the roof and uPVC windows and doors. Rainwater good will be galvanized metal
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2.3 Externally the building would reflect the existing in terms of size and scale and would see the introduction of additional fenestration openings to allow for windows, doors and bin storage area on the front elevation which is reflective of the previous approved scheme.
2.4 Solar PV panels will be installed to both roof elevations. One window to the ground floor, north elevation, will be raised and obscure glazed to serve the utility.
3.0 PLANNING POLICY
3.1 The site lies within an area designated as Predominantly Residential on the Area Plan for the East. The site is not within a Conservation Area, Area of High Landscape or Coastal Value and Scenic Significance or a Flood Risk Zone.
3.2 The following policies from the 2016 Strategic Plan are considered pertinent in the assessment of this application; Strategic Policy 2 Priority for new development to identified towns and villages 3 To respect the character of our towns and villages 5 Design and visual impact
Spatial Policy 1 Douglas is defined as a main employment service centre
General Policy 2 General Development Considerations
Environment Policy 42 Designed to respect the character and identity of the locality
Housing Policy 17 Conversion of Buildings into Flats
4.0 OTHER MATERIAL CONSIDERATIONS
4.1 The Residential Design Guide is a material consideration.
5.0 PLANNING HISTORY
5.1 24/91177/B - The demolition of the existing building and the erection of a two storey building to create an apartment with garage /store below. Permitted 17/4/2025.
6.0 REPRESENTATIONS
6.1 The following Statutory Consultees have been consulted and their responses can be summarised as follows:
Douglas City Council - No objection.
DOI Highway Services - After reviewing these Applications, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and/or parking as the site is in sustainable location in Douglas centre and has a garage for storage of vehicles
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6.2 2 representations have been received from members of the public objecting to the proposal and can be summarised as follows: o No objection to the overall development but object to the window to the rear elevation. o Regardless of whether it is frosted, fixed, or fitted with a raised cill-that faces directly into 4 Parr Street's private backyard, since once a window is open, all privacy is lost. o The proposed window, intended to provide ventilation, light, or fire egress, would result in a material loss of privacy and affect the amenity and enjoyment of my property, which includes my only private outdoor space. o Previous use as non habitable storage did not pose and privacy concerns. The proposed use and window introduces unacceptable overlooking and intrusion. o The owner has agreed to remove the window. o If the window is intended to serve as a fire escape, it would discharge directly into my private yard, which is neither a public space nor a shared area. o the presence of the window would place an unreasonable long-term restriction on how I can use my own backyard. It could create legal uncertainty, limit my ability to erect boundary structures or garden buildings (such as a shed), and restrict future development or improvement of the space. o Concern over future demolition works as still waiting for rubble to be removed. o There is a health and safety risk. o A proper written agreement is needed over any further demolition and building works between interested parties (not a material planning consideration). o Concern raised over the conduct of buildings (not a material planning consideration)
7.0 ASSESSMENT
7.1 The key considerations in the determination of the application are: o Principle of development o Impact on residential amenity o Design o Transport and highway safety
PRINCIPLE OF DEVELOPMENT
7.2 The site falls within the settlement boundary of Douglas and an area zoned for residential development, and principally would be in general in accordance with SP1 and STP2.
7.3 In this case the principle of use of the existing building for residential occupation, in an area that is zoned for such use and surrounded by residential uses would be acceptable. There is a general presumption in favour of development through the strategic plan, provided such development would not have an adverse impact on either adjacent properties or the surrounding area, as assessed below.
7.4 The principle of the development was recently accepted under the approval of application 24/9177/B and there has been no material change in circumstance or policy since then. As such this aspect would comply with the land use designation (TAPE), Strategic Policy 2 and Spatial Policy 1 of the IoM Strategic Plan.
DESIGN
7.5 The application proposes the replacement of the existing building on a like for like basis in regard to its siting, scale and massing. In this regard, the proposal is generally acceptable.
7.6 In regard to the finished appearance of the building, it is noted that there are very strong similarities between the previously approved scheme and this, which seeks to make a small number of amendments.
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7.7 This proposal differs in that the garage area is accessed from the end of the unit that faces the access lane (west) rather than from the side (south). This change makes access easier and ensures the garage doorway will not be blocked by parked cars. Other changes are very minor alterations to windows and the previously approved garage doorway, plus the inclusion of solar PV panels.
7.8 As previously noted by the previous approval, in terms of visual impact, it is important to acknowledge this site is not on a main highway but more a service lane where there is lesser public through fare compared to either Parr Street or Orry Street and will have limited views. In terms of visual amenity, it is considered that the use of render and facing brick to the walls is in keeping with the character and appearance of the area, and the plain, dark grey roof tiles will similarly reflect the surroundings.
7.9 The general design of the proposal is slightly more contemporary than the original building, but this largely relates to the fenestration design and addition of solar panels. Overall, however, the design approach is considered to be acceptable and will not give rise to any significant harm to the character or appearance of the area or street scene. The proposal therefore complies with General Policy 2 and Environment Policy 42.
RESIDENTIAL AMENITY
7.10 The application site sits immediately adjacent to a number of residential properties, with those to the immediate north being served by small courtyard gardens that sit between those neighbouring dwellings and the application building.
7.11 Objection has been received from two neighbouring residents whose courtyard gardens abut the application building. In terms of outlook, light and overbearing impact, the proposed development will not give rise to any reduction in neighbouring amenity over and above the existing relationship.
7.12 The comments received relating to the loss of privacy resulting from the small, obscure glazed window to the north (rear) elevation have been given due consideration. Material to the considering the impact of the window is the previous approval, which permitted a window in the same position, with a raised cil level and obscure glazing. The window on the extant permission would serve a workshop and store, whilst on this revised scheme, it will serve a small utility room. A utility room is not a habitable room and will not be used for lengthy periods of time through the day, as such, the impact will be relatively low.
7.13 Concerns raised over health and safety and the construction phase are noted, but these are no matters that fall directly to be dealt with through the planning process for a small development such as this. Moreover, Building Control and Environment Health legislation are in place to control and manage the build process. Matters relating to works affecting shared or neighbouring/party walls are a civil matter.
7.14 Whilst the concerns of the neighbouring residents are acknowledged, particularly regarding the issue of privacy, it would be unreasonable to refuse the current application on the basis of the ground floor utility window causing significant harm to neighbouring amenity, when the very same window has been approved previously and that application remains extant. Having regard to all relevant considerations, the impact of the proposed development will not give rise to an unacceptable impact upon privacy or residential amenity on the whole and the development therefore complies with General Policy 2 (g).
HIGHWAY SAFETY
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7.15 The amended application alters the garage entrance off the lane, but provided betterment for vehicles being able to entrer and exit the building, without having movement compromised by adjacent parking spaces.
7.16 The development provides a more rational approach to parking provision and one that will reduce potential conflict in movements. Parking provision in this town centre location is considered to be acceptable, with the location being inherently sustainable and accessible by a range of options including bus, foot and bicycle. It is therefore acceptable in this regard.
7.17 It is noted that highways services have confirmed that the location is sustainable and do not object. In this respect, it is considered that the proposals would be in accordance with Transport Policy 7 due to the proximity of a transport corridor to the site and the proposals include a vehicle parking space within the development.
OTHER MATTERS
7.18 The application has been assessed as having no significant adverse impacts upon drainage or flood risk, biodiversity or other matters of acknowledged planning importance.
8.0 CONCLUSION
8.1 The planning application would be an acceptable form of re-development within a defined residential area that has been designed to ensure that it would not harm the character of the area in terms of visual appearance nor would the use and enjoyment of neighbouring properties amenities be affected by the proposals.
8.2 As such the proposals would comply with Strategic Policy 1, Spatial Policy 1, General Policy 2 and Environment Policy 42 of the Isle of Man Strategic Plan (2016). The application is therefore recommended for approval.
9.0 RIGHT TO APPEAL AND RIGHT TO GIVE EVIDENCE
9.1 The Town and Country Planning (Development Procedure) Order 2019 sets out the process for determining planning applications (including appeals). It sets out a Right to Appeal (i.e. to submit an appeal against a planning decision) and a Right to Give Evidence at Appeals (i.e. to participate in an appeal if one is submitted).
9.2 Article A10 sets out that the right to appeal is available to: o Applicant (in all cases); o a Local Authority; Government Department; Manx Utilities; and Manx National Heritage that submit a relevant objection; and o any other person who has made an objection that meets specified criteria.
9.3 Article 8(2)(a) requires that in determining an application, the Department must decide who has a right to appeal, in accordance with the criteria set out in article A10.
9.4 The Order automatically affords the Right to Give Evidence to the following (no determination is required): o any appellant or potential appellant (which includes the applicant); o the Department of Environment, Food and Agriculture, the Department of Infrastructure and the local authority for the area; o any other person who has submitted written representations (this can include other Government Departments and Local Authorities); and o in the case of a petition, a single representative.
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9.5 The Department of Environment Food and Agriculture is responsible for the determination of planning applications. As a result, where officers within the Department make comments in a professional capacity they cannot be given the Right to Appeal.
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I can confirm that this decision has been made by a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded interested person status and/or rights to appeal.
Decision Made : Permitted
Date: 17.09.2025
Determining Officer
Signed : J SINGLETON
Jason Singleton
Principal Planner
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