DEC Officer Report

Application No.: 22/00850/B Applicant: Mr Peter Moyer Proposal: Conversion of retail space and existing residential units into a total of 5 self-contained apartments and the installation of replacement windows and doors, replacement pitched roofs and flat roofs to the rear, installation of balustrade to the rear, and removal of rear external staircase Site Address: 58-60 Strand Street Douglas Isle Of Man IM1 2EL Principal Planner: Mr Chris Balmer Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 23.11.2022

Conditions and Notes for Approval

C : Conditions for approval N : Notes attached to conditions

• C 1. 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.

• C 2. 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.

This application has been recommended for approval for the following reason.

For the reasons outlined above it is considered that the planning application is in accordance with General Policy 2 and Housing Policy 17 of the Isle of Man Strategic Plan 2016 and Area Plan for the East 2020.

Plans/Drawings/Information; This approval relates to drawings;

14.07.2022

• 01
• 02
• 03 16.11.2022
• 04 REV A
• 05 REV A _______________________________________________________________

Interested Person Status – Additional Persons

None _____________________________________________________________________________

Officer’s Report

1.0 THE SITE - 1.1 The application site relates to 58-60 Strand Street, Douglas. The properties are four and three stores in height, mid terraces located along the eastern side of Strand Street. - 1.2 Currently the ground floor are used for retail units (Post Office and separate retail unit).

2.0 THE PROPOSAL - 2.1 The application seeks full approval for the conversion of retail space and existing residential units into a total of 5 self-contained apartments and the installation of replacement windows and doors, replacement pitched roofs and flat roofs to the rear, installation of balustrade to the rear, and removal of rear external staircase.

- 3.0 PLANNING HISTORY

3.1 There are a number of previous planning applications, two of which are considered relevant; PA 16/00844/C: Change of use of premises from food and drink to retail PA 16/00346/B: Removal of public house use, external alterations and conversion of 60 to retail use - 4.0 DEVELOPMENT PLAN POLICIES

4.1 The site is within an area designated as Mixed Use (Strand Street) in the Area Plan for the East. The site is not within a Conservation Area.

4.2 The following policies in the Isle of Man Strategic Plan 2016 are considered relevant: - 4.3 General Policy 2 states: "Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development:

• a) Is in accordance with the design brief in the Area Plan where there is such a brief;
• b) Respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them;
• c) Does not affect adversely the character of the surrounding landscape or townscape;
• d) Does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses;
• e) Does not affect adversely public views of the sea;
• f) Incorporates where possible existing topography and landscape features, particularly trees and sod banks;
• g) Does not affect adversely the amenity of local residents or the character of the locality;

• h) Provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space;
• i) Does not have an unacceptable effect on road safety or traffic flows on the local highways;
• j) Can be provided with all necessary services;
• k) Does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan;
• l) Is not on contaminated land or subject to unreasonable risk of erosion or flooding;
• m) Takes account of community and personal safety and security in the design of buildings and the spaces around them; and
• n) Is designed having due regard to best practice in reducing energy consumption."

4.4 Housing Policy 17 states: "The conversion of buildings into flats will generally be permitted in residential areas provided that:

• (a) adequate space can be provided for clothes-drying, refuse storage, general amenity, and, if practical, car-parking;
• (b) the flats created will have a pleasant clear outlook, particularly from the principal rooms and
• (c) if possible, this involves the creation of parking on site or as part of an overall traffic management strategy for the area."

4.5 Environment Policy 35 states: "Within Conservation Areas, the Department will permit only development which would preserve or enhance the character or appearance of the Area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development." - 4.6 Area Plan for the East:

"Town Centre - Mixed Use Proposal 4 There will be a presumption in favour of offices and financial and professional services along Athol Street. Within the area but outside of Athol Street, offices, financial and professional services, food and drink and some residential uses will also be acceptable. Uses which conflict with these will generally not be supported."

- 5.0 CONSULTATIONS

5.1 DOI Highway Services have no objection (on 22.11.2022) making the following comments: "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."

5.2 Douglas Borough Council do not object (02.09.2022). - 6.0 ASSESSMENT

6.1 The following issues are relevant in the determination of this application; (a) principle of developing the site for residential purposes; (b) potential impact upon highway safety/parking provision; (c) potential impact of the works to the street scene; and (d) potential private amenity for future occupants.

PRINCIPLE OF DEVELOPING THE SITE FOR RESIDENTIAL PURPOSES

6.2 As stated earlier in this report, the application site is located within a wider area of land that is designated as mixed use under the Area Plan for the East. The two existing retail units at ground floor level would remain, and the upper floors would accommodate the 5 apartments. This raise no concerns in land use terms.

6.3 Further the Area Plan for the East supports the use of properties in Douglas Town Centre and especially above existing shops/offices to try to reinvigorate the town centre during evening periods. POTENTIAL IMPACT UPON HIGHWAY SAFETY/PARKING PROVISION - 6.4 The five apartments proposed would require a total of 9 spaces overall. However, there is no off road parking associated with this application. However, cycle provision is provided within the ground floor store, one for each individual apartment. Furthermore, the site is also within the town centre where shops and employment are located. The site is very close to major bus routes. POTENTIAL IMPACT OF THE WORKS TO THE STREET SCENE - 6.5 In this case there are no changes proposed, except rear alterations including replacement of a pitched roof with a flat roof and other fenestration changes. These will not be publically viewable and the changes raise no concerns. POTENTIAL PRIVATE AMENITY FOR FUTURE OCCUPANTS - 6.6 As outlined within Housing Policy 17 each apartment needs to have a "pleasant clear outlook, particularly from the principal rooms". There was initial concern that the submission proposed the primary habitable rooms of some of the apartments where to the rear, which would not have had "clear or pleasant outlooks". Accordingly, the layout of the apartments was changes so all primary habitable rooms look over Strand Street. While the view can't be described as "open" (looking directly towards properties on the opposite of Strand Street, the views are clear and pleasant overlooking the main shopping street. - 6.7 Bin provision for retail and apartments is to the rear. DBC have raised no concerns. - 6.8 Overall, it is consider the proposal would comply with Housing Policy 17.

- 7.0 CONCLUSIONS

7.1 For the reasons outlined above it is considered that the planning application is in accordance with General Policy 2 and Housing Policy 17 of the Isle of Man Strategic Plan 2016 and Area Plan for the East 2020 and it is therefore recommended that the planning application be approved. - 8.0 INTERESTED PERSON STATUS

8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons:

• (a) the applicant (including an agent acting on their behalf);
• (b) any Government Department that has made written representations that the Department considers material;
• (c) the Highways Division of the Department of Infrastructure;
• (d) Manx National Heritage where it has made written representations that the Department considers material;
• (e) Manx Utilities where it has made written representations that the Department considers material;
• (f) the local authority in whose district the land the subject of the application is situated; and
• (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material.

8.2 The decision maker must determine:

• o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and o whether there are other persons to those listed above who should be given Interested Person Status.

I can confirm that this decision has been made by a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status.

Decision Made : Permitted Date: 24.11.2022 Determining officer Signed : J SINGLETON Jason Singleton Principal Planner

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