6 March 2024 · Delegated - Head of Development Management (Stephen Butler); issued by Director of Planning and Building Control (J Chance)
6, Kingswood Grove, Douglas, Isle Of Man, IM1 3lx
The proposal involves converting existing offices in a late 19th century mid-terrace property into a five-bedroom residential dwelling with space for tourist accommodation or long-term lets, including internal reconfiguration across four floors, demolition of poorly formed rear outriggers, a new single-storey flat-roof…
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The officer balanced the proposal against Section 18 of the Town and Country Planning Act 1999 and Environment Policy 35, concluding it preserves the character of the Windsor Road Conservation Area as…
Environment Policy 35
Requires preserving or enhancing Conservation Area character/appearance per Town & Country Planning Act s18(4). Officer assessed rear extension preserves character as rear elevations lack special interest (Character Appraisal 5.8), improves poor outriggers, no public views, subservient scale.
General Policy 2
General development considerations including amenity, highways, character. Applied to principle of use change (acceptable in residential zone), no amenity harm, parking/highway ok, character preserved.
Strategic Policy 4
Protect/enhance fabric and setting of Conservation Areas. Rear works deemed not significantly adverse, tidying poor structures without townscape impact.
Transport Policy 4
Highway capacity/safety. Network accommodates traffic; apron improvements enhance visibility/safety; DOI no objection.
Transport Policy 7
Parking standards. Off-street provision per approved plan (1 space + turning, EV point); condition enforces.
Environment Policy 4
Protection of ecology/designated sites/protected species. Bat survey shows low potential; DEFA accepts; hand-lifting precaution.
Business Policy 13
Supports additional tourist use of private residences if no neighbour amenity compromise. Compatible with residential locality; no harm found.
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.
Parking apron provision
The development hereby approved shall not be occupied or operated until the parking apron has been provided in accordance with the approved plan (Drawing No. 1678.2). The parking apron shall not be used for any purpose other than the parking and turning of vehicles associated with the development and shall remain free of obstruction for such use at all times. Reason: To ensure that sufficient provision is made for off-street parking and turning of vehicles in the interests of highway safety.
no significant road safety or highway network efficiency issues; no objection subject to access per Drawing No. 1678.2
no objection to principle; requests evidence of suitable bin storage space within curtilage (no objection maintained)
Manx Bat Group survey in order; suitable assessment; request hand removal of outhouse roof tiles for bats (low potential)
DOI Highways raised no objection subject to access arrangements matching approved drawings and noted acceptance of reduced parking with advice on EV charging and S109(A) agreement; DEFA Biodiversity recommended bat and bird surveys prior to determination; Douglas Borough Council had no objection but requested confirmation of adequate bin storage.
Key concern: potential for roosting bats and nesting birds requiring pre-determination surveys
Department of Infrastructure Highways Development Control
Conditional No ObjectionHighways accept the parking apron provided as a usable space; Highways accept the reduction in parking standards; Highway Services Development Control raises no objection to the proposal subject to all access arrangements to accord to Drawing No. 1678.2; The Applicant is advised that a S109(A) Highway Agreement is needed after the grant of planning consent
Conditions requested: All access arrangements to accord to Drawing No. 1678.2
Department of Infrastructure Highways Development Control
No ObjectionHighway Services HDC does not oppose (DNO) the following applications
Department of Infrastructure Highways Development Control
No CommentHighways DC acknowledge the additional information provided 24/01/24 and advise we have no further comments to add to those made 30/10/23
Douglas Borough Council
I would kindly ask if the applicant could clarify exactly what their bin and recycling storage arrangements are to our waste services management team
Douglas Borough Council
No ObjectionDouglas Borough Council has 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
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 Borough Council
Conditional No ObjectionDouglas Borough Council has no objections; although there is no objection to the principal of this development we would still kindly ask that the applicant provides evidence that suitable space is available within the curtilage of the development that meets the satisfaction of the Council's waste service management team
Conditions requested: Applicant provides evidence that suitable space is available within the curtilage of the development that meets the satisfaction of the Council's waste service management team
DEFA Ecosystem Policy Team
The Ecosystem Policy Team therefore recommend that a preliminary assessment for roosting bats and nesting birds is undertaken; Survey reports should be submitted prior to determination of this application
Conditions requested: Preliminary assessment for roosting bats and nesting birds by a suitably qualified ecological consultancy; Report detailing findings of the preliminary assessment and any additional surveys, alongside appropriate avoidance and mitigation measures, to be submitted to Planning prior to determination
