20 July 2022 · Head of Development Management (Stephen Butler)
8, Clifton Terrace, Douglas, Isle Of Man, IM2 3hx
The proposal involves converting an existing guesthouse, previously approved as a 12-bedroom HMO, into seven one-bedroom apartments within a mid-terrace Victorian building in the Ballaquayle Road Conservation Area.
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The officer assessed the proposal against the site's 'Predominantly Residential Use' designation under the Area Plan for the East 2020, finding residential conversion acceptable in principle.
General Policy 2
Requires development in zoning to respect site/surroundings in siting, scale, design; not adversely affect townscape, amenity, highways, etc. Officer confirmed compliance as site is residential zoned, external works minimal and sympathetic, highway impacts low, amenity standards met.
Environment Policy 35
Permits development in Conservation Areas only if preserving/enhancing character. Like-for-like uPVC sliding sash window replacements on front/rear assessed as preserving character, especially visible front elevation; no other external changes proposed.
Housing Policy 17
Permits flat conversions in residential areas if adequate space for drying/refuse/amenity/parking, pleasant outlooks from principal rooms. Rear apartments marginally acceptable due to prior HMO approval, no ground floor rear unit, and open triangular lane outlook differing from typical terraces.
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.
Bin and bike provisions
Prior to the occupation of any apartment hereby approved, all bin and bike provisions as shown on drawing 2202/PL1002 shall be completed and ready for use and shall be retained thereafter. Reason: ensure adequate bin storage and bike provision.
No objection; no significant negative impact on highway safety, network functionality or parking given reduction from 15 to 7 bedrooms; welcomed bike storage in racks
No objection
Highway Services Division assessed application 22/00560/B and found no significant negative impact on highway safety, functionality, or parking, welcoming bicycle storage proposals. Douglas Borough Council initially requested demonstration of adequate bin storage space but subsequently confirmed no objections.
Key concern: inadequate demonstration of space for bins in rear yard
Highway Services Division
No ObjectionAfter reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and /or parking given the reduction is number of bedrooms from 15 under PA19/00554/B to the proposed of 7 one bedroom units.; The Applicant has considered the installation of storage for bicycle parking at one space per unit which is welcomed, and these should be in a rack to accommodate semi vertical provision to allow accessibility or as a gas powered vertical rack.
Douglas Borough Council
Conditional No Objectioncould you kindly ask the applicant to show that there is adequate space within the rear yard for the following number of bins.; This would be the minimum requirements for this number of flats.
Conditions requested: show that there is adequate space within the rear yard for 3x240ltr General waste, 1x240ltr Cans/Plastic, 1x240ltr Card/Paper, 1x240ltr Glass; amended drawings showing bins in situ
Douglas Borough Council
No ObjectionDouglas Borough Council has no objections.; 22/00560/B - Convert existing guesthouse into 7no. one bedroom apartments with associated works 8 Clifton Terrace Douglas Isle Of Man IM2 3HX
