20 July 2021 · Delegated - Principal Planner (Jason Singleton)
Flat 1, 21, Derby Road, Douglas, Isle Of Man, IM2 3es
The site is a vacant three-storey mid-terrace house in the Windsor Road Conservation Area, currently containing four flats but proposed to be converted to three flats (each with living/kitchen, two bedrooms, bathroom), with conversion of the rear two-storey mono-pitched extension to three-storey pitched roof, addition …
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The officer assessed the proposal against General Policy 2 (requiring respect for site surroundings in scale/design, no adverse amenity/character/road safety impacts, satisfactory standards including …
General Policy 2
Requires development to respect site/surroundings in siting/layout/scale/design, avoid adverse character/amenity/road safety impacts, provide satisfactory standards including access/parking. Officer found proposal complied as it fitted residential zoning, had neutral/positive visual impact, acceptable amenities/outlooks, and parking relaxation justified by location.
Environment Policy 35
Permits only development preserving/enhancing Conservation Area character. Rear alterations (uPVC replacements, re-rendering, boundary wall, spiral staircase, Juliet balconies) deemed neutral/acceptable as rear not publicly frequent, overall renovation improves dilapidated site and enhances area character.
Housing Policy 17
Permits flat conversions with adequate refuse/amenity space and pleasant outlooks. Bin storage/access acceptable after amendments (recessed wall, spiral staircase); principal rooms have road/terrace outlooks suitable near town centre.
Transport Policy 7
Requires parking per Appendix 7 standards, relaxable in accessible urban locations. No off-street parking provided (shortfall of 4 spaces) but accepted due to public transport proximity, town centre amenities, bike stands, and no highway objections.
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.
In support after improving access to bin storage for first and second floor flats; requests covered bicycle storage and external lighting
Does not oppose; no significant highway safety/network efficiency issues; impact on parking acceptable due to sustainable location, no drastic parking change, and additional cycling storage
No flood risk management interest
Derby Ward Councillors objected due to inadequate bin and bicycle storage provisions risking litter and parking issues, while Douglas Borough Council initially raised access concerns but later supported with conditions for covered and secure bicycle storage; Highways accepted with conditions for bicycle parking; Flood Management had no interest.
Key concern: inadequate bin storage not meeting waste disposal capacity requirements risking litter in rear lane
Councillor Andrew Bentley, Councillor Devon Watson, Councillor Samuel Hamer (Derby Ward)
ObjectionThis design does not demonstrate that this is possible. Our concern is that, as shown, bins could be left in the rear lane and are open to abuse potentially leading to overflowing, causing litter; We question whether reasonable provision as required by Schedule 2 of the Housing (Standards) Regulations 2017 has been provided
Douglas Borough Council
No Commentthe Council would like to request that a period of additional time be granted to allow the Council to give full consideration
Douglas Borough Council
Conditional No ObjectionDirect access to the rear yard must be available for all of the flats with consideration given to the travel distance from the upper floor flats to the bins and recycling receptacles; without amendments being made to address these issues I would have to recommend to the Council that an objection is raised
Conditions requested: direct access to rear yard must be available for all flats
Douglas Borough Council
No Commentthere is still a need for the applicant to meet some of the basic requirements especially if the application is approved by planning and will then later need flats registration approval
Department of Infrastructure Flood Risk Management
No ObjectionNFRMI - No Flood Risk Management interest
Highway Services Division
Conditional No ObjectionThe proposal does not raise significant highway safety and network efficiency issues, allowing no objection to be raised subject to a condition for the ground floor layout to conform to Drawing No. 10-2
Conditions requested: ground floor layout to conform to Drawing No. 10-2 to include the provision of bicycle parking
Highway Services Division
Conditional No Objectionthe proposed bicycle parking storage facility should be covered and secured. An appropriate form of outside lighting would further assist with personal safety and security
Conditions requested: bicycle parking storage facility should be covered and secured; appropriate form of outside lighting
Douglas Borough Council
SupportDouglas Borough Council supports the application; if the application is approved that a condition be placed upon approval, this being that the applicant provides covered bicycle storage in the rear yard
Conditions requested: applicant provides covered bicycle storage in the rear yard; consideration to the security of the rear yard to reduce risk of bicycles being stolen; consideration to the installation of external lighting at the rear of the property
