20 February 2024 · Acting Head of Development Management (Abigail Morgan)
13, Princes Street, Douglas, Isle Of Man, IM1 1bb
The proposal involves converting an underused two-storey end-terraced commercial warehouse in an urban residential area of Douglas town centre into two 2-bed apartments, with changes including fenestration alterations, removal of large roller shutter doors, and addition of smaller garage doors for each unit.
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The development was approved because it is acceptable in principle in a predominantly residential area of Douglas, reusing an underused commercial building to provide additional housing in a sustainab…
Spatial Policy 5
Requires consideration of design and visual impact. The proposals' minimal fenestration alterations and reduction of roller shutter doors were deemed to have no material visual impact, preserving the streetscene.
Strategic Policy 1
Supports development in Douglas. The site in a predominantly residential area accepts residential changes of use, subject to design and amenity matters.
General Policy 2
General development considerations (b,c,g,h): Ensures no harm to visual amenity (b,c), satisfactory residential amenity including light/outlook (g,h). Minimal external changes compliant with (b,c); improved fenestration overcomes prior amenity refusal under (h).
Environment Policy 42 - character and need to adhere to local distinctiveness
Designed to respect the character and identity of the locality. Alterations maintain the existing property's character in the urban terraced streetscene.
Transport Policy 4
Highway safety. No significant impact due to location and garage conditions; door not to swing onto highway.
Transport Policy 7
Parking. Integral garages retained for vehicle parking.
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.
Garages for parking
The 2 no. integral garages hereby approved shall at all times be made available for the parking of private motor vehicles(s) and shall be retained available for such use. Reason: To provide adequate off-street parking.
Garage door not to swing onto highway
The approved doorway of the integral garage serving Apartment 2 as detailed on drwg. no. 04P Rev01 shall be installed as such that it will not swing out onto the adopted highway and thereafter be retained as such in perpetuity. Reason: In the interests of highway safety.
No objections. This development must not prohibit the refuse bins from being removed from the highway to be stored within the curtilage of the property between refuse collections.
Development would have no significant negative impact upon highway safety, network functionality and/or parking due to the sustainable location of the proposals, parking restrictions on surrounding streets and the likely slow speed of vehicles around garage entrances. Conditions for garages to be used for vehicles and bin stores and be implemented before first occupation, and new garage door for apartment 2 on approved plans shall not swing onto the adopted highway, should all be conditioned on permission.
No objection subject to conditions: NO discharge of surface water to foul drainage; connection to public sewer acceptable to Manx Utilities; drainage works to conform to 'Manx Sewers for Adoption'; communication fee payable.
Highway Services, Douglas Borough Council, and Manx Utilities Authority all raised no objections to application 23/01158/B subject to specific conditions on parking, refuse storage, and drainage. Minor clarification requests were made regarding bin storage space and surface water disposal.
Key concern: surface water discharge to combined system not permitted
Highway Services HDC
Conditional No ObjectionAfter reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and/or parking due to the sustainable location of the proposals, parking restrictions on surrounding streets and the likely slow speed of vehicles around garage entrances.
Conditions requested: garages to be used for vehicles and bin stores and be implemented before first occupation; new garage door for apartment 2 on approved plans shall not swing onto the adopted highway
Douglas Borough Council
Conditional No ObjectionDouglas Borough Council has no objections.
Conditions requested: This development must not prohibit the refuse bins from being removed from the highway to be stored within the curtilage of the property between refuse collections.
Douglas City Council
No Commentour waste services management team has now reviewed the above planning application and would kindly ask the applicant to clarify that they have sufficient space within the garage for the correct number of bins and recycling boxes.
Manx Utilities Authority
No Commentplease be advised we have no separate surface water drainage in the area (see plan below) we will not allow the SW into the combined system. Please can you confirm how SW will be discharged?
Manx Utilities
Conditional No ObjectionManx Utilities Authority has assessed the above planning application and would like to advise you that the Authority has no objection to the application subject to the following condition/s
Conditions requested: There must be NO discharge of surface water (directly or indirectly) from this proposed development to any foul drainage system(s) so as to comply with the requirements of Manx Utilities and the Sewerage Act 1999.; The proposed dwelling must be connected to the public sewer(s) in a manner acceptable to Manx Utilities. All drainage works must conform to the requirements of "Manx Sewers for Adoption", any necessary CCTV surveys are to be carried out at the developer’s expense.; In accordance with the Sewerage Act 1999, a communication fee will be payable to Manx Utilities Authority in respect each property being connected (directly or indirectly) to the public drainage system.
