4 August 2022 · Delegated - Principal Planner (Jason Singleton)
2nd Floor, Newcourt Chambers, 39, Bucks Road, Douglas, Isle Of Man, IM1 3de
The site is a three-storey end-of-terrace building in a predominantly residential area of Douglas, currently used for offices on the first and second floors plus roof space. The proposal involved converting these spaces into five self-contained residential units: two one-bedroom flats per floor with living/kitchen and …
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The officer assessed the proposal as principally acceptable in terms of land use within a residential area, character/streetscene, parking (relaxed due to proximity to public transport and bike storag…
Housing Policy 17
Requires conversions to flats in residential areas to provide pleasant clear outlook from principal rooms, plus adequate space for drying, refuse, amenity, and parking if practical. Officer assessed outlooks: front flats acceptable (roadside), but rear flats over unsightly alley and studio partially obstructed by roof pitch, failing (b). This tipped balance against approval despite housing encouragement.
General Policy 2
Requires development to respect site/surroundings in siting/layout/scale, not adversely affect amenity/character/highways/safety. Proposal satisfied as land use fits zoning, no neighbour amenity harm in dense area, acceptable parking/amenity standards.
Strategic Policy 1
Encourages optimising redundant buildings. Office conversion to residential supported this principle.
Transport Policy 7
Requires parking per standards (1 space per 1-bed flat), relaxable near public transport. No on-site parking proposed but relaxed due to bus proximity, town centre access, bike storage; no highway objection.
no objection after confirming the space for bike and bin storage with the applicant
do not oppose after bike parking storage was provided at the rear of the site
Douglas Borough Council and DOI Highways Development Control raised initial concerns about bin/recycling storage and bicycle parking but ultimately issued no objections after additional information was provided.
Key concern: inadequate bin storage for proposed apartments
Douglas Borough Council
Converting unused offices into apartments is normally welcomed as it brings back into use vacant properties close to the town centre however we need to ensure that sufficient space is available within the curtilage of the property for both residual waste and recycling receptacles.; We look forward to receiving further information in due course specific to bin/recycling storage and bicycle storage arrangements.
Department of Infrastructure Highways Development Control
A non-car housing development is acceptable in this location due to its town centre location and proximity to bus services etc.; This should be provided at one space per bedroom for which further details are necessary.; Recommendation: Additional information.
Douglas Borough Council
Conditional No ObjectionBased upon the additional information provided by the applicant in relation to their bin/recycling storage arrangements as well as their proposed bicycle storage, Douglas Borough Council has no objections against the proposed development as long as the bins remain easily accessible for waste collection services team.
Conditions requested: bins remain easily accessible for waste collection services team
Department of Infrastructure Highways Development Control
Conditional No ObjectionHighways Development Control notes the amendments uploaded on 24 June 2022 and finds the proposed revisions for bicycle parking storage in terms of position and type as semi-vertical racks to be acceptable.; Accordingly, HDC raises no opposition subject to a condition for the layout to accord to Drawing No: 22/3143/02 A.; Douglas Borough Council may comment on the suitability of the waste storage provision.
Conditions requested: condition for the layout to accord to Drawing No: 22/3143/02 A
Department of Infrastructure Highways Development Control
No ObjectionThere are no outstanding highway matters.
The original application 22/00445/B for conversion of vacant upper-floor offices into five residential units was refused by the Planning Committee on 4th August 2022 primarily due to undesirable outlook from three of the five flats, conflicting with Housing Policy 17. The appellant argued that the outlooks were acceptable, particularly citing road views, south-west facing rear views, and hill views from the studio, while emphasising reuse of a redundant building and lack of objections. The Council defended the refusal, stressing the bleak alley views, side wall proximity, and limited rooflight outlooks as failing policy criteria on pleasant outlook and amenity standards. The inspector, after a site visit and inquiry, concurred that the rear apartments and studio suffered materially poor outlooks, conflicting with General Policy 2 and Housing Policy 17, and that benefits of reuse did not outweigh the harm. The Minister accepted the inspector's recommendation on 1st March 2023, dismissing the appeal and upholding the refusal.
Precedent Value
Demonstrates strict application of HP17(b) pleasant outlook criterion, even for redundant urban conversions; applicants must ensure all units (especially rear/roof) provide contextual views, not just sky/sunlight, verifiable by internal inspection.
Inspector: Mrs Jennifer Vyse DipTP, MRTPI, DipPBM
