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Application No.: 25/90090/B Applicant: Barmerlea Limited Proposal: Erection of two-storey extension and terraces to northern elevation of existing dwelling (revision to planning application 23/00772/B) Site Address: 15 Peel Road Douglas Isle Of Man IM1 4LP Planning Officer: Russell Williams Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 21.07.2025 _________________________________________________________________
C : Conditions for approval N : Notes attached to conditions
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.
The proposed development is acceptable in terms of its form, mass and will not cause any significant detriment to the character and appearance of the locality or the amenities of surrounding residential properties, whilst providing a good standard of amenity for future occupants. The proposals are therefore deemed to comply with General Policy 2 and Environment Policies 36 and 42 of the Isle of Man Strategic Plan (2016). The application is therefore recommended for approval.
This decision relates to the following plans and drawings, date stamped received on 24 January 2025 and 3 April 2025:
Location plan Dr No. 4625/L1
Site Plan Existing Dr No. 4625/EX1 Tree Protection Plan Dr No 4625/tree1 Existing and Proposed Roof Plans Dr No.4625/RP1 Drawing as Proposed DrNo 4625/P1 E
_________________________________________________________________ Right to Appeal It is recommended that the following organisations should NOT be given the Right to Appeal: Douglas Borough Council - No objection and condition applied Highway Services - No objection
_________________________________________________________________ Officer’s Report
1.0 THE SITE - 1.1 The application site is located at 15 Peel Road, a part single storey and two storey terraced property sited on the southern side of Peel Road, Douglas. The building was previously an office but has consent for conversion to a dwelling. - 1.2 The terrace is characterised by a mixture of two and three storey dwellings providing retail and residential uses. - 1.3 The property is sited above the Isle of Man Steam Railway and given the significant screening from trees and natural vegetation, the rear elevation of the property is not readily visible from the public thoroughfare from this area.
2.0 THE PROPOSAL - 2.1 The application seeks planning permission for the demolition of single storey utility and the construction of an extension and alterations to No.15 Peel Road, Douglas. - 2.2 The existing small lean-to roofed utility, at the eastern side of the main building is poor and it is proposed to be demolished to allow for the construction of the proposed two storey extension and terrace to the existing building. - 2.3 The extension will create an en-suite bedroom, WC, lobby and terrace at ground floor with a new kitchen, WC and terrace at first floor. - 2.4 The extension will be flat roof in design and wrap around the side and rear of the building. The plans indicate that it will be finished in either render or composite cladding to the walls, with a parapet to the frontage. Solar PV panels will be installed behind the parapet. The proposed terraces will have glass balustrades whilst fenestration will be replaced with uPVC double glazed units.
3.1 The application site is identified in the Area Plan for the East as falling within the St George's Mixed Use Area 4. The site is not within a Conservation Area but is located within close proximity to the Douglas North Quay Conservation Area to the south east. - 3.2 The following policies from the 2016 Strategic Plan are considered pertinent in the assessment of this application:
Strategic Policy
3.3 Area Plan for the East (2020) 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 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.
4.1 Residential Design Guide (2021) - This document provides advice on the design of new houses and extensions to existing property as well as how to assess the impact of such development on the living conditions of those in adjacent residential properties and sustainable methods of construction. - 5.0 PLANNING HISTORY
5.1 23/00772/B - Proposed change of use from office to residential use and associated works to frontage, replacing shop front with new windows and an entrance door. Creation of first floor terrace - Approved 7/2/2024 - 6.0 REPRESENTATIONS
6.1 The following Statutory Consultees have been consulted and their responses can be summarised as follows:
Douglas City Council - In relation to the above planning application in conjunction with PA 23/00772/B please advise the applicant to refer to our previous comments in relation to the storage of residual and recycling waste receptacles. The proposed development must not have a negative affect on any existing storage arrangements for waste. I would kindly ask the applicant to demonstrate where the bins and recycling receptacles will be stored within the curtilage of the property.
Previous comments to 23/00772/B:
Although there is no provision for recycling receptacles shown on the amended plans, we note the limited space available and the waste bin shown within the utility room. Given the limited space available the Council does not object to the proposed development on the condition that the refuse bin must be stored within the utility room bin storage area and be removed from the highway after collection along with any recycling receptacles that also must be stored within the curtilage of the development.
Ecosystem Policy Team - Please can the applicant be requested to supply additional information about this property - in particular information and photos showing the condition of the pitched roof. Old photographs show the roof in poor condition, with potential access points for bats, but changes may have occurred since to make the property unsuitable.
The property abuts a broadleaved woodland corridor, in a location close to other known bat roosts, which increases the likelihood of bats being present. A preliminary assessment for bats may be required, since the erection of the two-storey extension may block, damage or destroy an active bat roost, which would be an offence under the Wildlife Act 1990.
Secondary comments: General Stance - No objection
Detailed comments - Photos of the roof have now been supplied and we believe that the risk to bats is low, therefore we are not requesting further assessment. However, there is limited potential for occasional or transient use by small numbers of bats in small crevices around the around the outside of the building, including under loose tiles. We therefore recommend that precautions are taken when the building work is being done. Thorough checks for bats must prior to any tiles in the vicinity of the new extension being removed. If bats or birds, or evidence bats, such as dropping, are discovered, all work must stop and advice be sought from the DEFA Ecosystem Policy Team on 01624 651577.
Highway Services - No comments have been received.
6.2 No representations have been received from members of the public. - 7.0 ASSESSMENT
7.1 The key considerations in the determination of the application are:
7.2 The site benefits from an extant planning consent for the change of use of the building to residential. This latest application only seeks permission for the proposed extensions, although it is recognised that the principle of the change of use has been established and complies generally with Mixed Use Proposal 4 of the Area Plan for the East. IMPACT ON RESIDENTIAL AMENITY
7.3 The proposed extension will be located between existing buildings and will not project beyond the rear wall of no.17 to the west. The properties within the terrace do not benefit from formal rear gardens, with the plots backing onto a wooded area with the railway further south. The built form of the extension will not cause any undue loss of light or overlooking to properties either side of the plot. - 7.4 The proposed windows to the elevation will face towards no's 9 and 10 Peel Road. Those properties are set on slightly higher ground and are approximately 15 metres away, window to window. The first floor windows serve the new stairwell and a small landing area and not habitable rooms. As such, there is not considered to be any significant harm arising from these windows and privacy to the properties north of Peel Road, despite window to window distances being below the recommended 20m distance.
7.5 The proposed terraces at the rear of the extension will not give rise to any overlooking of private gardens or neighbouring windows. Future occupants would be afforded reasonable degrees of natural light and ventilation whilst benefitting from a dedicated private terraces for some outdoor space, which is considered appropriate in this town centre location. DESIGN & IMPACT UPON THE CHARACTER AND APPEARANCE OF THE AREA - 7.6 The application site is located outside, but adjacent to the Athol St Victoria St Conservation Area to the north and Douglas North Quay Conservation Area to the east. Visually the application site is generally disconnected from the Conservation Areas and the proposals accord with Environment Policy 36 of the Strategic Plan. - 7.7 The existing property is in a relatively tired condition, visually, and does not have a positive impact upon the character or appearance of the area. The extension will infill between the existing two storey section of the property and the adjacent retail units to the east. - 7.8 The existing single storey extension has a flat roof with parapet to the frontage and the adjoining terrace of commercial units are two storey in scale and the terrace has a flat roof across the entire building. Flat roofs are therefore well established in the immediate context of the application site and the proposed first floor addition is considered to sit comfortably between existing buildings, without giving rise to any significant harm to visual amenity of the street scene. - 7.9 The rear of the proposed extension will be visible from a distance to the south, in and around the Steam Railway Station. The application site is set on higher ground than the Railway Station and surrounding public environment, making the site and terrace visible. Whilst there are mature trees around the Station boundary providing some screening, the site would be visible when trees are without foliage. Visually the extension and balcony will assimilate well with the adjacent buildings and will not cause any demonstrable harm to the character or appearance of the existing house, the wider terrace or the Conservation Area. The development will not adversely impact upon the Railway Station or rail route as a tourist attraction and will comply with Transport Policy 3 in this regard. The plans do not confirm the final external material to be used and so a condition is recommended, as composite cladding would not be in keeping generally so further assessment is necessary. - 7.10 Overall, the design, scale and visual impact of the proposals will not harm either the character or appearance of the area nor the setting of the nearby Conservation Areas. The proposal therefore complies with General Policy 2 and Environment Policy 42 of the Strategic Plan. OTHER MATTERS - 7.11 Comments received from Douglas City Council with respect to refuse storage are noted. Cycle storage is indicated internally at ground floor, but no indication of bin storage is show. That said, the property has a side access and rear courtyard where bins and recycling can be easily stored outside of collection days. It is not considered necessary to condition the submission of bin storage details as a result, but an advisory note will be added. - 7.12 It has been agreed with the Ecosystem Policy Team that no further survey work is required in relation to the possible presence of bats within the roof space. - 7.13 It is noted that there are trees outside of the application site to the south. None of those tree canopies fall within footprint of the proposed extension and the submitted Tree Protection Measures and use of tree protection fencing to the southern boundary will provide suitable protection for trees during the construction phase.
8.1 The proposed development is acceptable in terms of its form, mass and will not cause any significant detriment to the character and appearance of the locality or the amenities of surrounding residential properties, whilst providing a good standard of amenity for future occupants. The proposals are therefore deemed to comply with General Policy 2 and Environment Policies 36 and 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:
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):
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: 21.07.2025 Determining Officer
Signed : C BALMER Chris Balmer Principal Planner
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