29 July 2022 · Delegated - Principal Planner (Chris Balmer)
Momentum Pensions, Ground Floor, Westmoreland House, 32, Circular Road, Douglas, Isle Of Man, IM1 1ae
The site is an existing three-storey office building in Douglas town centre, zoned for mixed use. The proposal includes raising the roof to add a fourth floor with dormer windows for a split-level apartment used only by the owner when on-island, a second-floor kitchenette extension for staff, replacement windows, re-ro…
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The officer assessed the principle of residential use in a mixed-use town centre zone as compliant with Strategic Policy 2 (development in existing towns), Strategic Policy 10 (best use of transport),…
Strategic Policy 2 - Priority for new development to identified towns and villages
Requires new development within existing towns and villages. The site in Douglas Central mixed-use zone complies as town centre location supports residential addition to office building.
Strategic Policy 10
Seeks development designed to make best use of existing transport and encourage sustainable modes. Central location with nearby bus, bike storage, and public parking meets this.
General Policy 2
Sets general planning standards. Proposal meets standards for character, amenity, and highway safety in urban context.
Housing Policy 4
Seeks new housing in existing towns and villages. Apartment in town centre office block accords with policy.
Housing Policy 14
Requires suitable amenity standards for residential conversions. Internal space, outlooks, and access to public amenities provide adequate conditions despite no private garden.
Transport Policy 7
Requires parking per standards (1 per 50sqm office, 2 for apartment). On-site provision inadequate but relaxed due to urban location, prior approval, and alternatives like nearby car parks and public transport.
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.
no objection
Highways Development Control initially opposed the application due to inadequate vehicular access and parking safety issues but later accepted amendments for bicycle parking while noting ongoing access concerns. Douglas Borough Council requested additional information on bin and bicycle storage, then confirmed no objection after amendments.
Key concern: vehicular access to parking area lacks dropped kerbs and creates road safety risks near signalised junction
Highways Development Control
ObjectionHighway Services oppose the application on the grounds that vehicular access to the parking area does not have correct access provision and could create a road safety risk to pedestrians and other road users.; the proposal, if permitted, would likely lead to the vehicles crossing the footway at inappropriate points creating conflicting movements to the detriment of road user safety and the local highway network functionality contrary to IOM Strategic Plan General Policy 2 (h) and (i).; Highways Development Control notes the additions and amendments uploaded on 26 and 28 July 2022 and accepts the revisions for bicycle parking and explanation over on-site parking and its longevity.; An electric vehicle charging point should be considered.; the access to the existing parking arrangements do not meet current requirements as set out in Manual for Manx Roads
Douglas Borough Council
No Commentwe would kindly ask if some additional information could be provided relating to the bin storage at the premises as well as what storage arrangements will be made for bicycles.; As the application involves the creation of an apartment there would be the expectation that some secure and sheltered bicycle storage facilities are provided within the curtilage of the property.; Council officers have requested some additional information in relation to bin/recycling storage along with some additional detail on the provision of bicycle storage.
Douglas Borough Council
No CommentWith regards to PA 22/00495/B Council officers have requested some additional information in relation to bin/recycling storage along with some additional detail on the provision of bicycle storage. As soon as this additional information has been provided the Council will give further consideration to the proposals and provide our comments shortly afterwards.
Douglas Borough Council
No Objectionthe amended plans showing the waste storage and the internal bicycle storage are acceptable.; Based upon these new drawings the Council does not object to the proposed works.
Highways Development Control
Conditional No ObjectionHighways Development Control notes the additions and amendments uploaded on 26 and 28 July 2022 and accepts the revisions for bicycle parking and explanation over on-site parking and its longevity.; An electric vehicle charging point should be considered.; Nonetheless, for the record, the access to the existing parking arrangements do not meet current requirements as set out in Manual for Manx Roads and highway enforcement action may arise for the positioning near a junction and crossing and non-provision of dropped kerbs.”
Conditions requested: electric vehicle charging point should be considered
