18 January 2021 · Delegated - Principal Planner (Chris Balmer)
Mona Cottage, Marathon Terrace, Queens Promenade, Douglas, Isle Of Man, IM2 4nh
The proposal involves internal alterations to convert a four-bedroom duplex on the upper two floors of a mid-terrace property with retail on the ground floor into two separate self-contained apartments, one per floor, each with kitchen facilities, living rooms facing the promenade, and bedrooms/kitchens to the rear.
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The officer assessed the principle of conversion as acceptable under GP2 and HP4 given the site's location in a mixed-use area within Douglas where upper floors are already residential, and the change…
General Policy 2
Requires development to respect site/surroundings in siting/layout/scale/design, not adversely affect character, amenity, or highways. Officer found proposal complies as conversion fits mixed-use streetscene with existing residential above shops, no external changes harming character, and adequate parking/storage.
Housing Policy 4
Locates new housing primarily in existing towns/villages or sustainable extensions. Site in Douglas mixed-use area supports principle of residential use.
Housing Policy 17
Permits conversions to flats in residential areas if providing adequate space for drying/refuse/amenity/parking, pleasant outlooks, and parking where possible. Apartments offer internal drying space, promenade outlooks, no privacy loss, bin access, and garage despite town centre relaxations.
Environment Policy 35
Permits only development preserving/enhancing conservation area character. Minimal impact from rear fire escape (matching adjacent) and no facade changes preserves character.
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.
Garage and bin provision
Prior to the occupation of the apartments the garage and bin provision as shown on the amended drawings referenced; 03 Rev B, date stamped received on 16th December 2020 shall be completed and retained in perpetuity for use of the apartments as shown on the approved drawing and supporting information. REASON: In the interest of residential amenity and highway safety.
Initially requested details for bicycle storage and waste collection; no objection to amended plans providing secure bicycle storage protecting from elements
Initially raised concerns over parking and bicycle storage; no objection to amended plans subject to condition retaining garage, bicycle parking, and waste bin storage
Highway Services initially objected due to insufficient parking, bicycle storage, and waste bin facilities but later issued a conditional no objection after revisions; Douglas Borough Council requested additional information on storage before confirming no objection with a suggestion for secure bicycle storage.
Key concern: Insufficient car parking, bicycle storage, and waste bin facilities leading to potential highway safety issues
Department of Infrastructure Highway Services
ObjectionThe proposal does not provide sufficient parking either for cars or bicycles and there is an absence of waste bin facilities which could give rise to highway safety and network efficiency issues. Accordingly, Highway Services oppose this proposal.; Further details of both [bicycle and waste bin storage] are necessary.; Recommendation: O - Additional information.
Department of Infrastructure Highway Services
Conditional No ObjectionThe revision is acceptable to Highway Services.; Accordingly, Highway Services no longer oppose this proposal and suggest that conditions apply to retain the garage and for bicycle parking and waste bin storage to accord with the additional proposed floor plans uploaded on 18 December 2020.; Recommendation: DNOC
Conditions requested: Garage to be retained for car parking, bicycle storage and bin storage; Bicycle parking and waste bin storage to accord with additional proposed floor plans uploaded 18 December 2020
Douglas Borough Council
No CommentCould you kindly ask the applicant to provide some details relating to the provision of bicycle storage along with bin and recycling receptacle storage.
Douglas Borough Council
I do not believe there has been sufficient detail provided to date and rather than take a report to Council based upon a lack of information which could lead to an objection to the application, I would kindly ask if a time extension could be granted.; The Council’s Environmental Services Committee will meet on the 18th January by which time I would hope any concerns relating to parking, bin storage and bicycle storage may have been addressed.
Conditions requested: Details clearly shown on plan demonstrating sufficient space in garage for bins, bikes and vehicle parking; Plans showing bike storage location in rear yard, accessibility, security, and protection from elements; Sufficient space for bins separate from bicycle storage
Douglas Borough Council
Conditional No ObjectionDouglas Borough Council has no objection.; The Council had originally raised some concerns over the lack of detail provided specifically regarding bin/recycling storage as well as the provisions made for bicycle storage, Subsequently the applicant has liaised with the Council and we have had sight of amended plans clearly showing the position of bin and bicycle storage within the garage and the same being provided within the rear yard.
Conditions requested: Gives consideration to a type of bicycle storage that provides a secure environment as well protecting the bicycles from the elements
