21 October 2024 · Acting Head of Development Management - Abigail Morgan
2nd Floor, Newcourt Chambers, 39, Bucks Road, Douglas, Isle Of Man, IM1 3de
The site is a three-storey end-of-terrace building with a ground floor shop at 39 Bucks Road, Douglas, in a predominantly residential area near the town centre. The proposal involved converting the upper floor offices into three apartments: a two-bedroom unit on the first floor, a two-bedroom unit on the second floor f…
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The officer concluded that the very poor outlook for the one-bedroom apartment confined to the rear of the second floor, with primary living/kitchen/dining windows overlooking only a narrow rear lane,…
General Policy 2
Requires good design, protection of residential amenity including outlook and privacy from overlooking (GP2(g), (h)). Officer assessed rear apartment's bleak outlook over lane/parking/blank wall and 11.5m overlooking distance as failing these tests; patio doors/Juliet balcony unneighbourly despite slight window orientation away.
Housing Policy 17
Allows building conversions to flats provided pleasant clear outlook from principal rooms. First/second floor front units compliant with Bucks Road views, but rear second floor unit's primary windows to rear yard/lane failed, consistent with prior appeal refusal.
Transport Policy 7
Parking standards relaxed due to sustainable Douglas centre location, public transport, and nearby car parks; two spaces plus cycle storage acceptable.
Environment Policy 42
Character and local distinctiveness. External alterations minor and fitting existing varied rear elevations.
no significant negative impact upon highway safety, network functionality and/or parking as the site is in a sustainable location; cycle parking should be enclosed and secure
no objection; stress importance of bin and recycling storage not stored outside curtilage
no objection in principle to internal layout changes
Highway Services and Douglas Borough Council both have no objections to the application, with Highways requesting conditioned secure cycle parking details and Douglas stressing bin storage within curtilage; a neighbouring business also has no objection in principle but requests a condition on party wall works.
Key concern: cycle parking should be enclosed and secure
Highway Services HDC
Conditional No ObjectionAfter reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and/or parking as the site is in a sustainable location in Douglas centre.; However, the cycle parking should be enclosed and secure and therefore plan details of this should be provided for review of conditioned on permission.
Conditions requested: cycle parking should be enclosed and secure and therefore plan details of this should be provided for review of conditioned on permission
Douglas Borough Council
No Objectionalthough the Council is not raising an objection, we must stress the importance of bin and recycling storage and that any changes to the existing layout must not result in any waste bins or recycling receptacles being stored outside the curtilage of the property.
Conditions requested: any changes to the existing layout must not result in any waste bins or recycling receptacles being stored outside the curtilage of the property
