16 July 2021 · Delegated - Principal Planner (Chris Balmer)
House Of Holden, 29, Victoria Street, Douglas, Isle Of Man, IM1 2lg
The proposal involves changing the upper floors of a terraced building from offices to three 1-bedroom flats, each with kitchen/dining/lounge to the front and bedroom to the rear, while converting the basement to a salon treatment and staff room.
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The officer assessed the principle of converting offices to residential as acceptable in the 'Strand Street - Mixed Use' zone, where the Area Plan explicitly supports more residential uses to benefit …
Strategic Policy 2 - Priority for new development to identified towns and villages
Requires new development in existing towns/villages. Officer found proposal complies as it introduces residential to Douglas town centre mixed-use zone, supporting policy aim for urban locations.
Strategic Policy 10
Promotes integrated transport network. Site near bus route and parking allows parking relaxation per Appendix 7, satisfying policy.
Housing Policy 4
Supports new housing in towns. Conversion aligns with policy for urban areas.
Housing Policy 17
Permits flat conversions if adequate amenity space, refuse storage, pleasant outlook from principal rooms, and parking if practical. Satisfied by internal space standards, front outlook (15m separation), amended bin store, and town centre parking relaxation.
Transport Policy 7
Requires parking per Appendix 7 standards, relaxable near public transport if no unacceptable on-street parking. No on-site parking but nearby facilities and bus route justify relaxation.
Environment Policy 35
Permits development in Conservation Areas if preserving/enhancing character. Front windows per Circular 1/98 (conditioned details), rear acceptable in context, bin store enhances rear.
General Policy 2
Considers design, amenity, character, highways. Proposal respects town centre scale/form, no amenity/highway harm.
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.
Materials approval - front windows
The windows on the front elevation are to be sliding sash, fitted with externally expressed glazing bars and horns which must be run through and not stuck on. Reason: to ensure that the new windows are appropriate in appearance and form to the Conservation Area in which they will sit.
Bin store completion and retention
The bin store as shown on drawing P01 REV B shall be completed and ready for use prior to the occupation of any flat or the ground floor/basement unit and shall be retained thereafter as a bin store only. Reason: to ensure adequate bin storage.
Do not oppose the application after receiving amended information.
Now support the application after receiving amended information on bin storage.
No Flood Risk Management Interest.
Highways initially raised concerns over inadequate bicycle parking and bin storage but later reluctantly accepted revisions excluding bicycle parking due to site constraints; Douglas Borough Council requested time extensions before supporting the development based on revised plans; Flood Risk Management had no interest.
Key concern: bicycle parking area insufficient for 4 spaces and posing safety risk
Department of Infrastructure Highways
Conditional No ObjectionNo dimensions of the proposed bicycle parking area have been provided, but it is clearly insufficient for the amount of bicycles required and requires a door to open outwards across the rear passageway potentially posing a safety risk; We request the revisions/additional details of bicycle parking for this proposal at the required amount of four spaces together with clarification over pram, waste and security lighting; Recommendation: Additional details/revisions.
Conditions requested: revisions/additional details of bicycle parking for required amount of four spaces; clarification over pram, waste and security lighting
Department of Infrastructure Highways
No ObjectionReluctantly, we accept this position given the site location, context and the availability of alternative non car travel methods and that there are nearby car parks should occupants have need of a car.
Douglas Borough Council
SupportDouglas Borough Council considered the above application at a meeting of its Environmental Services Committee on the 14/06/21 where it was resolved to support the proposed development.; The Council’s support is based upon the revised proposed floor plans uploaded onto the planning portal on the 07/06/21.
Department of Infrastructure Flood Risk Management
No ObjectionNFRMI; No Flood Risk Management interest
