17 January 2022 · Delegated - Principal Planner Chris Balmer
Carrick House, 2, Marathon Terrace, Queens Promenade, Douglas, Isle Of Man, IM2 4nh
The site is a four-storey mid-terrace building in the Douglas Promenade Conservation Area, currently containing two flats and a ground floor shop extension used as decking. The proposal involved converting the main building (excluding the front extension) into four apartments—two accessed from the front with living roo…
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The officer assessed that while the principle of converting to four apartments and a basement office was acceptable in the Mixed Use zoning, the three-storey rear extension's height, scale, and proxim…
General Policy 2
Requires development to respect site/surroundings in siting/layout/scale/design, not adversely affect character of townscape or amenity of residents, and provide satisfactory standards including access/parking. Officer found rear extension failed due to overbearing/loss of light to neighbour and harm to townscape; front bin storage harmed street scene; overall non-compliant.
Environment Policy 35
Permits only development that preserves or enhances Conservation Area character/appearance, protecting special features. Rear extension disrupted terrace rhythm and harmed Switzerland Road street scene; front bin storage harmed Queens Promenade street scene; neither preserved nor enhanced the Douglas Promenade Conservation Area.
Housing Policy 17
Permits flat conversions in residential areas if adequate space for refuse/amenity/parking, pleasant outlooks from principal rooms. Assessed acceptable for refuse storage per Douglas Borough Council and outlooks facing Promenade, but not fully tested due to other harms.
Transport Policy 7
Requires parking per standards in Appendix 7, relaxable near public transport. No objection from Highway Services despite no dedicated parking; acceptable given location near bus routes and Promenade pressure.
support this application (18/10/2021) after revised plan was received
does not object this application (07/07/2021) after revised plan was received
Principal Registered Buildings Officer objects to the proposal due to negative visual impact on the Conservation Area from balconies and dormer; Highways raises no objection subject to bicycle parking details, later confirmed acceptable; Douglas Borough Council initially reviews but later supports the application.
Key concern: introduction of balconies and dormer causing negative visual impact on Conservation Area
Principal Registered Buildings Officer
ObjectionI consider that the introduction of these elements to the principle elevation of the building will result in a negative visual impact to the terrace and the host building.; The resulting visual impact will neither preserve nor enhance the character or appearance of the Conservation Area and do not support these elements of the proposals.
Conditions requested: Amendments required
Department of Infrastructure Highways
Conditional No ObjectionHighway Services raise no opposition subject to additional information on bicycle parking.; Recommendation: DNO
Conditions requested: additional information on bicycle parking; bicycle parking to be covered and secured; installation of bicycle parking for office and retail to forecourt
Department of Infrastructure Highways
Conditional No Objectionbicycle parking is acceptable providing a suitable number and type within an enclosed and secure area.; HDC continues to raise no opposition subject to a condition for the proposal to accord with the Drawing named Proposal
Conditions requested: proposal to accord with the Drawing named Proposal; any comments by Douglas BC on the waste facilities
Douglas Borough Council Environment & Regeneration Department
No CommentCouncil officers are currently reviewing... as we believe that further information may be required
Douglas Borough Council Environmental Services Committee
Supportthe Committee resolved to support the application.
