29 September 2003 · Minister for Local Government and the Environment
4-6, Selborne Road, Douglas, Isle Of Man, IM1 4bu
The proposal involved converting the combined properties at 4/6 Selborne Road, previously used as a residential care home for 15 elderly residents and 5 staff, into six self-contained apartments (five 2-bed and one 1-bed) with five rear parking spaces created by demolishing outbuildings.
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The Planning Committee initially approved on 18 September 2003, judging the proposal compliant with 'Predominantly Residential' zoning in the Douglas Local Plan, providing self-contained flats meeting…
Housing Policy 14
Permits conversions in residential areas if adequate space for amenity/parking (practical) and pleasant outlook from principal rooms. Officer assessed proposal meets via rear clearance for 5 spaces/refuse, front outlooks, exceeding care home's zero parking; inspector concurred despite tight access.
Policy D/R/P1 (Douglas Local Plan)
Restricts residential development to defined areas with open space standards. Site in 'Predominantly Residential'; supports refurbishment/change to residential avoiding greenfield.
Time limit
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
Parking provision
The proposed parking spaces must be completed and available for use prior to the occupation of the proposed flats.
Roof materials
All re-roofing and making good of the roof must be in matching grey natural slate.
Front garden wall and railings
A front garden dividing wall and railings in a style in keeping with the Victorian street scene must be completed prior to the occupation of the proposed flats in accordance with details submitted to and agreed with the planning authority.
no adverse traffic impacts; parking acceptable given town centre location; rear facility valuable/secure; demand will encourage use
accords with Draft Strategic Plan 7.13/Policy 14 and Douglas Local Plan; improves amenity/parking over care home; contributes affordable housing; in keeping with nearby conversions
The original application (03/0942/B) for conversion of a former residential care home into six apartments was approved by the Planning Committee on 18 September 2003 with conditions, then reviewed and confirmed on 21 November 2003. Local objectors (Mr J Maher and others) appealed against the approval, citing inadequate parking, noise/amenity impacts, change of character from family homes, and conservation concerns. The applicant and Committee defended the scheme as compliant with local plan residential zoning, meeting housing needs for small units, providing improved parking over the prior care home use, and enhancing the conservation area through refurbishment. The inspector assessed key issues of neighbour amenity, precedent, parking, and conservation, finding no unacceptable impacts, limited precedent due to site history, adequate parking supported by highways authority, and positive conservation benefits with a condition for front railings. The appeal was recommended to fail, upholding approval with added conditions.
Precedent Value
This appeal shows objectors can appeal approvals but succeed rarely without policy conflict; previous non-family uses weaken 'protect family character' arguments; highways support and housing need can outweigh parking shortfalls in urban sites; conditionality (e.g. railings) can address detailed conservation concerns.
Inspector: G Farrington
