16 January 2025 · Head of Development Management (Stephen Butler)
33, Bucks Road, Douglas, Isle Of Man, IM1 3de
The proposal involves converting the entire existing office building at 33 Bucks Road into seven self-contained 2-bed apartments spread over four floors, with no external alterations to the building elevations, windows, or roof.
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The officer determined the proposal acceptable in principle as the site is within Mixed Use Area 4 (St George's) outside the primary Athol Street frontage, where 'some residential uses will be accepta…
Strategic Policy 1
Requires development to optimise use of redundant buildings. The officer found the conversion re-uses an under-used office building efficiently, aligning with the policy's resource optimisation aim.
Spatial Policy 1
Supports development in Douglas. Applied to confirm town centre residential conversions are appropriate.
General Policy 2
Sets development standards (b, c, g, h, i, m). Satisfied as proposal provides suitable amenities, no neighbour harm, acceptable design/scale in context.
Housing Policy 17
Requires standards for conversions including outlook, refuse storage, amenity, parking. Met by pleasant outlook from primary windows, bin/cycle storage, no private gardens needed in town centre.
Transport Policy 7
Requires parking per standards. Relaxed per Appendix 7.6 due to sustainable location, cycle provision, public transport; 8 spaces provided vs 14 required.
Appendix 7
Sets parking standards (2 spaces per 2-bed apartment). Shortfall accepted with justification.
Appendix 7.6
Allows parking relaxation near bus routes if no unacceptable on-street parking. Applied due to Douglas centre location.
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.
Access, car parking and footpaths
Prior to the occupation of any apartment hereby approved, the access, car parking and footpaths shall be laid out and provided in full accordance with the details shown on drawing number P/00-03 Rev A and shall be retained as such thereafter. Reason: in the interest of highway safety and ensuring spaces are provided for users of the site as considered as part of the application.
Bicycle storage
Prior to the occupation of any apartment hereby approved, the bicycle storage area shall be provided in full accordance with the details and approved plans and shall be permanently retained thereafter for sole use by the building. Reason: In the interests of promoting sustainable travel in the town centre and in reducing demand for private car use, minimising pollution and congestion.
Bin store
Prior to the occupation of any apartment hereby approved, the bin store shall be provided in full accordance with the details and approved plans and shall be permanently retained thereafter for sole use by the building. Reason: In the interests of ensuring suitable bin store provisions for the occupants of the building and to help best maintain tidy appearance of the area in the interest of visual amenity.
Do Not Oppose Subject to Conditions. Plans address parking, mobility, pedestrian access and cycle parking issues. Parking falls short of standards but acceptable in sustainable town centre location.
DOI Highways initially requested further information and revisions due to vehicle access, pedestrian clearance, and mobility impaired issues in the car park layout, but following amended plans, raised no objection subject to conditions.
Key concern: inadequate vehicle access aisle width (5m vs required 6m) and manoeuvring space for parking spaces 5 and 6 in initial layout
Department of Infrastructure Highways Development Control
Conditional No Objection"Standard design for car parks requires a 6m access aisle between spaces. This proposal has an approx. 5m aisle width"; "The development is required to provided cycle parking in accordance with Manual for Manx Roads standards. This should be provided at a rate of one space per bedroom"; "Recommendation: Request further information / revisions"
Conditions requested: clarification of kerb line realignment to southern boundary and if access gained to adjacent land; provision of cycle storage at a rate of one space per bedroom in secure and covered location
Department of Infrastructure Highways Development Control
Conditional No Objection"The revised plans have addressed the issues identified"; "Highways DC accept the parking provision and layout"; "Recommendation: DNOC"; "The Applicant is advised that a S109(A) Highway Agreement is needed after the grant of planning consent"
Conditions requested: all access arrangements to accord to drawing no. P/00-03 Rev A; parking spaces and highway improvement to be complete and available for use prior to first occupation; Section 109(A) Highway Agreement to be made post planning consent for dropped crossing alteration to footway
