31 July 2014 · Delegated - Senior Planning Officer
14, Falcon Street, Douglas, Isle Of Man, IM2 3ha
The site is an end-terrace three-storey building previously used as a shop at ground floor with living accommodation above, located in a predominantly residential area of Douglas. The proposal seeks full planning approval to convert it into two separate apartments: a single-bedroom flat at ground floor and a four-bedro…
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The site is zoned predominantly residential, so the principle of residential conversion is accepted. Private amenity impacts are neutral, with the reinstated window, blocked door, and small rear store…
General Policy 2
Requires development to respect site/surroundings in siting, scale, design; not adversely affect townscape, amenity, or highways. Officer assessed proposal as compliant: neutral private amenity, acceptable store design/massing/materials matching existing, and parking balanced against fallback.
Housing Policy 4
Prioritises new housing in existing towns per Area Plans. Site in Douglas residential zone aligns with this locational preference.
Housing Policy 6
Residential zoned land must follow Area Plan briefs or para 6.2 criteria (cross-ref GP2). No brief specified, but assessed compliant via GP2 tests.
Housing Policy 17
Permits flat conversions in residential areas if adequate space for drying/refuse/amenity/parking, pleasant outlook from principal rooms. Ground floor flat has generous lounge and two bathrooms despite small size; upper flat larger with four bedrooms; outlook and space deemed sufficient.
Transport Policy 7
Requires parking per Department standards. No off-street car parking provided (3-4 spaces needed), but cycle/motorbike store accepted as reduction; fallback retail use justified non-objection.
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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
Materials matching for new walling
The new walling shall be finished in all matters to match the existing walling on the application site unless otherwise agreed in advance with the Planning Authority. Reason: In the interests of the character and appearance of the site and surrounding area.
Approved plans
This approval relates to the following plans, date-stamped as having been received 24th April 2014: 1656-01 and 1656-02.
Do not object to the planning application
Do not oppose. This proposal would require 3 off street parking spaces... the applicant has provided secure alternative parking for cycle/motorbike, and as such highways have accepted this reduction in standards
Manx Utilities requests contact prior to works due to nearby utilities; Highways Services initially recommended refusal due to parking shortfall but later amended to no opposition with accepted reduction in standards; Douglas Corporation has no objection.
Key concern: insufficient off-street parking increasing demand in congested area
Manx Utilities
Conditional No ObjectionThe Authority wish to express their interest in the following planning applications, and request that a condition of planning be that the applicant must contact the Authority.; There are underground cables/overhead lines present in the area indicated in you planning application. Please contact our Network Operations Department, Manx Utilities (Tel. 687687) to discuss working practices around cables and overhead lines which may be required to be diverted before any work can be carried out on site.
Conditions requested: condition of planning be that the applicant must contact the Authority; Contact the Manx Utilities for Electrical Site Safety 5 documents (Tel. 687766), before any work is carried out on site; Contact the Manx Utilities, Planning Department (Tel. 687781), to discuss the electricity supply for this application; All work to be carried out with reference to Health and Safety Executive Guidance Notes HS(G)47 & GS6
Highway Services
ObjectionRecommend refusal; In accordance with the IOM Strategic Plan 4 off street parking spaces would be required for this development.
Highway Services
No ObjectionDo not oppose; This proposal would require 3 off street parking spaces in accordance with the IOM Strategic Plan. Currently there is not off road parking at this location, the applicant has provided secure alternative parking for cycle/motorbike, and as such highways have accepted this reduction in standards.
Douglas Corporation
No ObjectionDouglas Corporation have no objection to the proposals listed below.
