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25/90348/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 25/90348/B Applicant : Miss Jocelyn Zhao Zhang Proposal : Conversion of residential dwelling to 5no. apartments Site Address : 10 Peel Road Douglas Isle Of Man IM1 4LR
Planning Officer: Lucy Kinrade Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 28.07.2025 __
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 car parking at the rear of the building (as shown on dwg 101 Rev A) shall be retained for use of the occupants of No. 10 Peel Road only, and retained free and available for such parking at all times.
Reason: the application has been assessed on this basis, and in the interest of highway network functionality and safety.
C 3. Prior to the first occupation of any flat hereby approved, the bicycle storage area (as shown on dwg 101 Rev A) shall be provided in full accordance with the approved plans and retained free for such use thereafter.
Reason: In the interests of promoting sustainable travel in the town centre and in reducing demand for private car use, minimising pollution and congestion.
C 4. Prior to the first occupation of any flat hereby approved, the bin store (as shown on dwg 101 Rev A) shall be provided in full accordance with the approved plans and retained free for such use thereafter.
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.
This application has been recommended for approval for the following reason.
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The proposal meets with the land use designation of the site and is not out of keeping or out of character with the surrounding area and does not impact the streetscene. Each of the proposed flats is to be provided with suitable outlook and facilities with a designated bin store and cycle parking. Although having a shortfall of one car parking space, a relaxation in the car parking provision is accepted in this case given the sustainable location, close proximity to public transport, walking distances to services and the provision of cycle parking. No new or adverse impacts are expected on any neighbouring amenity. Conditions will helps to ensure car parking, cycle parking and bin storage is provided for use of the occupants only and considered to accord with Strategic Policy 1, Spatial Policy 1, General Policy 2 (b, c, g, h, i, m), Housing Policy 17, Transport Policy 7 and Appendices 7 and 7.6 of the IOM Strategic Plan 2016, and with Paragraph 9.10.6, Mixed Use Proposal 4, Section 6.5 and Urban Environment Proposal 1 of the Area Plan for the East 2020, and those principles of Residential Design Guide 2021, Manual for Manx Roads and Active Travel Strategy.
Plans/Drawings/Information;
This approval relates to the following:
dwg 101 Rev A
dwg's 103, 104, 107 and 108
Right to Appeal
It is recommended that the following organisations should NOT be given the Right to Appeal: o Douglas City Council - No objection o Department of Infrastructure Highway Services - No objection o Department of Infrastructure Highway Services Drainage - No objection __
Officer’s Report
1.0 THE SITE 1.1 The site is the curtilage of 10 Peel Road, Douglas, an existing mid terrace dwelling just a short walk from Douglas Steam Railway Station. The property is four stories and with dormer accommodation in the roof space (5 floors in total).
1.2 The building has stepped pedestrian access of Peel Road and at the rear has a private car parking area with vehicular access from the back lane via St Georges Walk and Georges Terrace.
2.0 THE PROPOSAL 2.1 Planning approval is sought for conversion of the entire dwelling in five self-contained apartments each with one bedroom (Use Class 3.4). There will be one apartment per floor.
2.2 At the rear, drawings indicate a car parking area for the parking of up to 4 vehicles off the road. Refuse and cycle parking is also shown.
2.3 There are no external works proposed to the main building.
3.0 PLANNING HISTORY 3.1 The site has been subject to a number of previous planning application including its change of use to offices, and then its later change of use back to a residential dwelling:
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o PA 96/00870/B - A) Conversion of dwelling into office accommodation and, (B) demolition of existing cottage to form car park - APPROVED o PA 22/00605/C - Change of use from Office (class 2.1) to Residential (class 3.3) - APPROVED
4.0 Planning Policy Site Specific 4.1 The site is within an area designated on the Area Plan for the East 2020 as Mixed Use and within St Georges Proposal Area 4. The site is not within any Conservation Area nor a registered building. The road running the front of building is recognised as being at any low surface water flood risk, although the site itself is not recognised as being at any risk.
IOM Strategic Plan Policy 4.2 The Isle of Man Strategic Plan 2016 contains the following policies that are considered materially relevant to the assessment of this current planning application: o Strategic Policy 1 - states that development should make the best use of resources by optimising the use of redundant buildings and under-used land and buildings. o Strategic Policy 5 states: New development designed to make a positive contribution o Spatial Policy 1 - development in Douglas o General Policy 2- development standards (b, c, g, h, i, m, n) o Para. 8.1.1 states: "The principal objective of the Government's housing policy is to ensure that sufficient housing, to appropriate standards, is made available to meet demands created by the growth in population and changing household sizes." o Para. 8.1.5 states: "The Department has determined that it is necessary to plan for 5100 additional dwellings over the Plan period 2011 to 2026." o Para. 8.13.1 states: "There are in the Island, and particularly in Douglas, many substantial buildings which, because of their size or form, are no longer suitable for the originally intended use as either single dwellings or holiday accommodation, but which are still structurally sound. The Department has for many years encouraged the conversion of such buildings where appropriate, into flats." o Housing Policy 17 - general standards sought in the conversion of buildings including clothes drying, refuse, amenity and if practical car parking, pleasant and clear outlook particularly from principal rooms, and if possible creation of parking on-site or as part of overall traffic management strategy. o Transport Policy 7 - parking provision in accordance with standards. o Appendix 7 - sets out Parking Standard. For apartments, there should one space for a one-bedroom apartment or two spaces for a two-or-more-bedrooms apartment. o Appendix 7.6 - standards can be relaxed under certain circumstances, such as "(d) the proposal is within a reasonable distance of an existing or proposed bus route and it can be demonstrated a reduced level of parking will not result in unacceptable on-street parking in the locality." o Community Policy 7, 10 and 11 - prevent criminal and anti-social behaviour and outbreak and spread of fire and provide proper access for fire-fighting vehicles and adequate supplies of water for fire-fighting purposes. o Infrastructure Policy 5 - water conservation
4.3 Area Plan for the East: o Paragraph 9.10.6 Mixed Use Area 4 - St George's This is the business district of Douglas and is characterised by offices, many serving financial institutions. Athol Street is notably the core of this area and is representative of the economic well-being of the Island. There is a smattering of food and drink uses supporting the area. The primary office frontage along Athol Street is notated by the hatched line on Map 5. o Town Centre - Mixed Use Proposal 4 There will be a presumption in favour of offices and financial and professional services along Athol Street. Within the area, but outside of Athol Street, offices, financial and professional services, food and drink and some residential uses will also be acceptable. Uses which conflict
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with these will generally not be supported. As this area lies partly within a Conservation Area, development plans should pay regard to the Conservation Area Character Appraisal for Athol Street and Victoria Street o Section 6.5 - Ensuring the efficient use of land and buildings o The density of development should be in keeping with the character of the local area. Higher densities will be more appropriate in the central areas of Douglas, Onchan, Laxey and Union Mills. Much of Douglas' celebrated seafront contains four and five storey hotels and apartment blocks which provide a distinctive visual image of the Capital and a highly practical form of space conscious living for a modern town. o Lower densities may be considered more acceptable in instances where there are site specific constraints, a need to provide additional levels of infrastructure or where the current character or appearance of the area necessitates a development of a lower density. o The subdivision of buildings for residential use can provide an appropriate source of housing and can lead to the more efficient use of existing buildings. Subject to other Strategic Policies, as well as the Proposals in this Plan, particularly in relation to amenity and the design of any alterations to allow the subdivision, such proposals will be supported. o In recent years, the Douglas town centre in particular has lost some of its population. The town effectively empties after the working day. Historically, people lived above the work spaces of shops, offices and workshops in Douglas creating a vibrancy that is perhaps lacking today. This Plan encourages the reintroduction of people living in the mostly vacant floors above the town's shops and offices. More people living in the town will, it is hoped, create a more vibrant environment which will have a positive impact upon the day time and particularly, the night time economy within the town and will also enable us to respond to changes in new and emerging working patterns. o Urban Environment Proposal 1 - The creation of residential units on the upper stories of buildings particularly in Douglas town centre or the subdivision of buildings (particularly in the case of older and underused buildings) for residential use will generally be supported provided proposals do not conflict with other strategic policies or proposals in this Plan.
PPS and NPD 4.3 There is no planning policy statement or national policy directive applicable to this application.
5.0 OTHER MATERIAL CONSIDERATIONS Strategy and Guidance o Residential Design Guide 2021 o Manual for Manx Roads o Active Travel Strategy
6.0 REPRESENTATION Copies of representations received can be viewed on the Government's website. This report contains summaries only.
6.1 Douglas City Council - no objection subject to sufficient bin storage (refuse and recycling) being provided within the site (19/05/2025).
6.2 Department of Infrastructure Highway Services - do not oppose (19/05/2025) no significant negative impact upon highway safety, network functionality and/or parking as the site is in a sustainable location in Douglas centre and has some parking to the rear for residents.
6.3 DOI Highway Drainage (08/05/2025) - comments reminded applicants that they should comply with Section 58 of the Highway Act 1986 and guidance within 11.3.11 of Manual for Manx Roads.
6.4 The following were also consulted but no response received as of 28/05/2025:
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o Manx Utilities - electricity
7.0 ASSESSMENT
Elements of Assessment 7.1 The key considerations in the determination of the application are: i. the principle of the proposed use in terms of land use designation and strategic and spatial policy testing, ii. visual or character impacts on site and surrounding areas iii. living amenities of future occupants iv. its impact on parking provision v. any impact on amenities of the neighbouring properties
7.2 i. The principle of the proposed use in terms of land use designation and strategic and spatial policy testing, 7.2.1 The site falls within Mixed Use Area 4 - St George's which is recognised as being the business district of Douglas mostly characterised by offices and with a smattering of food and drink uses supporting the area. It recognises Athol Street as the core and having the main primary office frontage. Mixed Use Proposal 4 states that Athol Street should be maintained for offices and financial and professional services, but that outside of Athol Street a mix of offices, financial and professional services, food and drink and some residential uses will be acceptable.
7.2.2 The proposal now would result in the sub-divisions of the entire building into 5 residential units in an area outside of Athol Street where it allows for such. The proposal would not undermine the mixed use designation nor the proposals for that area and would be acceptable in principle.
7.3 ii. Visual or character impacts on site and surrounding areas 7.3.1 No physical works are proposed to the external elevations and therefore no visual changes are expected as a result of the proposal and the overall streetscene appearance is to remain unchanged.
7.3.2 TAPE states that "more people living in the town will, it is hoped, create a more vibrant environment which will have a positive impact upon the day time and particularly, the night time economy within the town", the 2019 Permitted Development Changes of Use Order also allows for the conversion of existing upper floors of some town centre buildings to residential use without the need for planning (subject to conditions). The nature of occupation as a result of the subdivision may result in some changes to general activity in and around the building compared to its use as a single dwelling house. This increased activity may change some of the character to a small degree, but minded of the central location and the established mix of town centre uses in the area this small change is considered to be in-keeping with the overall activity and character of the surroundings and acceptable in this case.
7.4 iii. Living amenities of future occupants 7.4.1 The flats are split as one per floor. Each of the flats has outlook from a primary window (kitchen/living room) overlooking Peel Road. With windows also looking out of the rear car park and rear lane. This arrangement is considered to be acceptable and meeting the minimum requirements for clear or pleasant outlook from primary windows which includes a view of a highway from at least one primary window.
7.4.2 There is a small raised yard to the front of the property, although it is unknown whether this will be shared. Other than that, the site does not offer any private garden or external amenity space. Its location in the town centre means that it does benefit from being in close proximity to many public gardens and open spaces as well as the Promenade. Given the nature of the proposal being a conversion in this case, not a new building and minded of the
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central town centre location and shared public amenity space available in the area that this situation is acceptable in this case.
7.4.3 Comments were raised by the local authority regarding bin storage and this has been addressed in updated plans provided by the agent to show space within the rear yard for bin storage accessible for use by all occupants.
7.5 iv. Its impact on parking provision 7.5.1 Photographs provided for the application indicate existing parking at the rear, and updated plans show a slightly altered arrangement of these 4 space. DOI Highways have commented on the application indicating that the site is within a sustainable location and provides some off street parking for residents.
7.5.2 From planning perspective and policy, Appendix 7 requires one space per bedroom and so this proposal would fail to meet the standards by one space. These standards can however be relaxed in certain circumstances where local bus routes are within reasonable distance and the proposal will not result in unacceptable on street parking.
7.5.3 The site in this case is within the centre of Douglas and close to existing public transport links and within walking distance to a many shops, services and amenities. So while there is a shortfall by one car parking it is not felt that this would result in such significant or adverse harm to on street parking in the area given the sustainable location and proximity to bus routes as per Appendix 7.
7.5.4 The further provision of cycling parking also helps to contribute towards active travel and in reducing need and demand for private car travel.
7.5.5 Conditions to ensure all of the rear car parking remains available for parking by occupants of the flats only is necessary, and that the cycle parking is provided and retained available for such use by the occupants at all times.
7.6 v. Any impact on amenities of the neighbouring properties 7.11 The site is located in an area of high density development and where there is already a mix of uses. The use of the building for residential purposes is not considered to result in any new or significant increased adverse impacts on amenities of any surrounding properties or neighbours above or beyond the existing occupation or neighbouring uses and is considered acceptable in this case.
8.0 CONCLUSION 8.1 The site sits within Mixed Use Area 4 where there is a mix of office, shops and residential uses and where the proposal would not be out of keeping or out of character with those uses and would not undermine those proposals in the Area Plan for the East which seeks to protect Athol Street as the main hub within the St Georges area. In this respect the proposal is considered to align with Strategic Policy 1, Spatial Policy 1 of the IOM Strategic Plan and with Paragraph 9.10.6, Mixed Use Proposal 4, Section 6.5 and Urban Environment Proposal 1 of the Area Plan for the East 2020.
8.2 Each of the flats is to be provided with suitable outlook and basic facilities and with a designated bin store in the rear car park and internal cycle parking. Although a shortfall by one, the number of car spaces is considered to be acceptable in this case given the town centre sustainable location and proximity to bus routes and walking distances and the cycle parking provision provided. The proposal is not expected to result in any new or unacceptable adverse impacts on any neighbouring amenity. In this respect the proposal is considered to align with General Policy 2 (b, c, g, h, i, m), Housing Policy 17, Transport Policy 7 and Appendices 7 and 7.6 of the IOM Strategic Plan 2016 and those principles of Residential Design Guide 2021, Manual for Manx Roads and Active Travel Strategy.
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8.3 Conditions will be added to ensure the car parking remains available for use by the occupants of the flats only, as well as ensuring the cycling and bin store area are provided for use by the occupants and remain free for those uses at all times.
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.
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. __
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: 29.07.2025
Determining Officer
Signed : C BALMER
Chris Balmer
Principal Planner
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