4 April 2013 · Delegated - Development Control Manager (Jennifer Chance)
3, Harris Terrace, Douglas, Isle Of Man, IM1 3lz
The application sought approval in principle to convert an existing office building within the Windsor Road Conservation Area into residential units, originally proposing six apartments including a timber-framed outbuilding.
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The site is within a 'Predominantly Residential' area, so the proposed residential use accords with land-use zoning under General Policy 2.
General Policy 2
Requires development to accord with zoning, respect site/surroundings in scale/design, not harm character/amenity/highways, and provide amenities. Officer assessed the principle of residential conversion complies as site is 'Predominantly Residential', building suits area, no external changes yet, and parking/amenity to be resolved via reserved matters.
Housing Policy 17
Permits conversions to flats in residential areas if adequate amenity/parking provided. Assessed as acceptable in principle; specific provision for parking, outlook, amenity space challenged original scheme but amendment excluding timber building allows future compliance via reserved matters.
Transport Policy 7
Requires parking per standards. Existing parking below residential standards but Highways justified relaxation due to town centre proximity and site constraints; to be finalised at reserved matters.
Environment Policy 35
Permits development in Conservation Areas only if preserving/enhancing character. Main building's traditional design positively contributes; conversion welcomed if retaining features; timber building harms character and excluded.
Reserved matters approval
Approval of the details of siting, design, external appearance of the building[s], internal layout, means of access, landscaping of the site (hereinafter called "the reserved matters") shall be obtained from the Planning Authority in writing before any development is commenced.
Reserved matters submission time limit
The application for approval of the reserved matters shall be made to the Planning Authority before the expiration of two years from the date of this permission.
Development commencement time limit
The development to which this permission relates shall begin within 4 years of the date of this permission or within two years of the final approval of the reserved matters, whichever is the later.
Principle only - site extent
This approval is in principle only and relates to the conversion of the former office building to residential accommodation within the site defined by the red line on site/location plan Ref 29003 received 7th December 2012.
No approval of illustrative drawings
For the avoidance of doubt, no approval is given for the illustrative drawings submitted with the application.
No approval of timber building
For the avoidance of doubt, no approval is granted for the conversion of the timber framed building to residential purposes, the acceptability of which has not yet been adequately demonstrated.
Existing car parking does not meet residential standards but extant use, lane width, reuse of empty building near town centre justify acceptance; notes potential issues with parking near windows and narrow gate but low traffic mitigates safety concerns.
no objections
applicant should contact Authority before commencing works
