24 November 2022 · Delegated - Principal Planner (Jason Singleton)
Eclipse, 58, Strand Street, Douglas, Isle Of Man, IM1 2el
The proposal involves converting two ground floor retail units (Post Office and separate retail) and existing upper floor residential units in two mid-terraced buildings (four and three storeys high) into a total of 5 self-contained apartments.
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The site is in a mixed-use zone under the Area Plan for the East where residential above shops is supported to reinvigorate the town centre, raising no land use concerns as ground floor retail remains…
General Policy 2
Requires development in zoning to respect site/surroundings in scale/form/design, not adversely affect amenity/character/highways, and provide satisfactory standards including access/parking. Officer assessed proposal complies as residential fits mixed-use zoning, rear changes not visible, central location offsets parking shortfall with cycles, and amenity provided via amended layout.
Housing Policy 17
Permits building conversions to flats in residential areas if adequate space for storage/amenity/parking, and pleasant clear outlooks from principal rooms. Officer confirmed compliance via amended apartment layouts ensuring all primary rooms face Strand Street for clear/pleasant views, rear bin storage, and cycle provision offsetting parking.
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 cycle storage
The bin and cycle storage as shown on drawing 04 REV A shall be fully completed prior to the occupation of any apartment hereby approved and retained thereafter for their relevant approved use. Reason: ensuring adequate bin storage and to offset the required off street parking provision which has not been provided on site.
no objection, noting amendments on 16 November 2022 with no further comment to prior response
do not object
Highway Services Division and Douglas Borough Council both raised no objections to application 22/00850/B, with Highways noting specific requirements for cycle parking type but finding no significant negative impact on highways.
Key concern: cycle parking storage is less than expected at one per apartment rather than one per bedroom
Highway Services HDC
Conditional No ObjectionHighway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and /or parking.; Whilst the cycle parking storage is less than expected at one per apartment rather than one per bedroom rather than one per bedroom, there is little additional space to provide extra places and needs to be balance with the requirements of waste collection.; The cycle parking type must be ‘Sheffield’, semi-vertical or vertical with gas assistance. No butterfly wall mounted versions are acceptable due to the inability to support both wheels.; Highways Development Control notes the changed description uploaded on 24 August 2022 and continues to apply no opposition to this proposal with a not the Applicant regarding the form of the cycle parking.; Highways Development Control notes the amendments uploaded on 16 November 2022 and makes no further comment to remarks in its response dated 26 August 2022.
Conditions requested: The cycle parking type must be ‘Sheffield’, semi-vertical or vertical with gas assistance; No butterfly wall mounted versions are acceptable due to the inability to support both wheels
Highway Services HDC
No ObjectionHighways Development Control notes the changed description uploaded on 24 August 2022 and continues to apply no opposition to this proposal with a not the Applicant regarding the form of the cycle parking.
Highway Services HDC
No ObjectionHighways Development Control notes the amendments uploaded on 16 November 2022 and makes no further comment to remarks in its response dated 26 August 2022.
Douglas Borough Council
No ObjectionDouglas Borough Council has no objections.; 22/00850/B - Conversion of retail space and existing residential units in to 8 self-contained apartments...
Douglas Borough Council
No ObjectionDouglas Borough Council has no objections.; 22/00850/B Conversion of retail space and existing residential units into a total of 5 self-contained apartments...
