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Application No.: 25/91127/B Applicant: Mr Madhusudhan Reddy Proposal: Erection of stairwell extension to rear elevation, change of use of ground and first floors to dental surgery (Class 1.2b) and second and third floors to two residential apartments (Class 3.4b) Site Address: 19 Mount Havelock Douglas Isle Of Man IM1 2QG Planning Officer: Russell Williams Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 10.02.2026 _________________________________________________________________
C : Conditions for approval N : Notes attached to conditions
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.
Reason: To promote sustainable travel in the interests of reducing pollution and congestion and ensuring suitable provision of refuge storage is secured.
The proposed change of use and works are acceptable such that the planning application is in accordance with General Policy 2 and Environment Policy 35 of the Isle of Man Strategic Plan 2016. It complied with Guidance in the Residential Design Guide 2021, Section 18(4) of the Town and Country Planning Act (1999) and the Area Plan for the East.
Plans/Drawings/Information; This decision relates to the following plans and drawings, date stamped 2 December 2025: Location Plan 00-101 Existing Floor Plans, Elevations 01-001 Proposed Floor Plans 04-001 Proposed Elevations / Sections 05-001
_________________________________________________________________ Right to Appeal It is recommended that the following organisations should NOT be given the Right to Appeal: Douglas City Council No objection DOI Highway Services - No objection subject to condition which has been applied
_________________________________________________________________ Officer’s Report
1.0 THE SITE - 1.1 The application site comprises an office building and curtilage of 19 Mount Havelock, Douglas. The property is a three storey terraced building, located on a corner plot with Mount Havelock to the northeast and Christian Road to the northwest. - 1.2 The site has a single off-street parking to the rear of the building where there is a shared access lane.
2.0 THE PROPOSAL - 2.1 The application seeks planning permission for the change of use and extension of the existing building to create a dental surgery and 2 no. self-contained flats. - 2.2 The ground and first floors will be converted to provide a waiting room and reception, decontamination room, 5 surgery rooms, kitchen and a staff/meeting room. - 2.3 The second and third floors will be converted into 2no. 1 bedroom flats. Access to the flats will be via a new 2 storey extension to the rear of the building, which will be finished in rendered walls, slate roof and uPVC windows and door.
3.0 PLANNING POLICY - 3.1 The application site is within an area recognised as being an area of "Mixed Use Proposals Areas", under the Area Plan for the East 2020. The site is within a Conservation Area, but not a Registered Building. - 3.2 General Policy 2 of the Strategic Plan is considered applicable, which 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:
3.3 Housing Policy 17 states: "The conversion of buildings into flats will generally be permitted in residential areas provided that:
3.4 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." Area Plan for the East 2020 - 3.5 "Mixed Use Area 4 - St George's
This is the business district of Douglas and is characterised by offices, many serving financial institutions. Athol Street is notably the core of this area and is representative of the economic well-being of the Island. There is a smattering of food and drink uses supporting the area. The primary office frontage along Athol Street is notated by the hatched line on Map 5.
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. As this area lies partly within a Conservation Area, development plans should pay regard to the Conservation Area Character Appraisal for Athol Street and Victoria Street."
4.1 Planning Policy Statement 1/01 - Conservation of the Historic Environment of the Isle of Man is a material consideration. - 4.2 Section 18(4) of the Town and Country Planning Act (1999) states, "(4) Where any area is for the time being a conservation area, special attention shall be paid to the desirability of preserving or enhancing its character or appearance in the exercise, with respect to any buildings or other land in the area, of any powers under this Act".
5.1 The following application re of relevance to the site and application:
Conversion of office to create a single four bedroomed residential property - 24/00073/B Approved Registered Building Consent for demolition elements to PA 24/00070/B - 24/00071/CON Approved Alterations and refurbishment to create Director's apartment on second and third floor 24/00069/B - Approved
6.1 The following Statutory Consultees have been consulted and their responses can be summarised as follows:
Douglas City Council - No objection
DOI Highway Services - After reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and/or parking as the site in a sustainable location in Douglas centre, subject to a condition on secure cycle parking being provided for residents of the proposals to offset the loss of rear parking.
6.2 No representations have been received from members of the public. - 7.0 ASSESSMENT
7.1 The key considerations in the determination of the application are: Principle of development Impact on residential amenity Impact upon the character and appearance of the area Transport and highway safety
7.2 The application site is located within the central area of Douglas. The building was originally built as a single dwelling and later converted into flats prior to its current lawful use as offices. The latest application permitted the conversion of the building back to a single residence but this does not appear to have been implemented.
7.3 The Area Plan for the East indicates within "Mixed Use Proposal 4" that such areas could accommodate a variety of uses, including offices, financial and professional services, food and drink and some residential uses. - 7.4 The mixed use of the site will include a dental surgery which is classed as a professional service under Class 1.2 of the Use Class Order 2019 and such complies with the Aprea Plan
policy. The sites location is such that the provision of healthcare facilities should be supported, provided the impact of granting planning permission is compatible with surrounding uses and amenity. This assessment is made in the following sections below.
7.5 The application site is set within an area comprising of residential and commercial uses, with 1 Christian Road being residential and the other adjoining building, appearing to be in commercial/business use. - 7.6 The use of the building as a dental surgery will generate an element of noise from the use of equipment and tools, but dental surgeries are generally relatively quiet on the whole. The proposed use, compared to the lawful use as multiple offices, is not considered to result n a significant adverse impact upon neighbouring amenity when regard is had to noise, odour, vibration or other sources of potential nuisance. - 7.7 The rear extension will be built along the boundary with No 1 Christian Road, which has a small rear courtyard that is already enclosed by the application building and an outbuilding serving the neighbouring property. - 7.8 The increase in built form to the rear yard area is not assessed as giving rise to any loss of outlook, light or privacy that would warrant refusal of the application and in general, the design approach minimises the impact upon the neighbouring properties and their users. IMPACT UPON THE CHARACTER AND APPEARANCE OF THE AREA - 7.9 The Planning Department has a duty to determine whether such proposals are in keeping with not only the individual building, but the special character and quality of the area as a whole. With this in mind it is very relevant to consider Environment Policy 35 of the Isle of Man Strategic Plan (adopted June 2016). This policy indicates that development within Conservation Areas will only be permitted if they 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. - 7.10 Additionally, Section 18(4) of the Town and Country Planning Act (1999) as mentioned above, also requires that the desirability of preserving or enhancing its character or appearance in the exercise. - 7.11 The main works to the building will be located at the rear, where a modest extension is proposed to link into the rear elevation and roof, and solar panels are proposed to the roof of the main building. - 7.12 Extensions and alterations to the rear have been permitted in the past, including a raised terrace with glazed balustrades and bifold doors. In this instance, the proposed extension will be reflective of the appearance of the original building and is subservient in scale, with appropriately scaled windows and doors. - 7.13 The works to the rear elevation, including the solar panels, will not be apparent from distant or open public views and any visual impact is limited to the enclosed views available when moving along the rear lane. The character of the area to the rear of the terraces is somewhat contrived and poor as the result of different styles of built form, including pitched roofed, flat roofed extensions and flat roof dormers. The rear area along the lane does not make a positive contribution to the character or appearance of the CA.
7.14 The proposed development is considered to be of an acceptable scale and finished appearance and will ensure that the character and appearance of the Conservation Area is preserved. TRANSPORT AND HIGHWAY SAFETY - 7.15 The development would lead to the loss of an existing parking space to the rear yard of the site. However, the site is located in a town centre location and has easy access to public car parking both on the street and at Mona Terrace a short walk away. As such, residents and patients will be able to park and walk to the site without harming highway safety and such retains ease of access for the property. - 7.16 Subject to the condition requested by highways for the provision of bicycle storage on site, the development will be acceptable and not harm highway safety.
8.1 For the reasons outlined above it is considered that the proposed use and works are acceptable such that the planning application is in accordance with General Policy 2 and Environment Policy 35 of the Isle of Man Strategic Plan 2016. It complied with Guidance in the Residential Design Guide 2021, Section 18(4) of the Town and Country Planning Act (1999) and the Area Plan for the East and it is therefore recommended that the planning application be approved. - 9.0 RIGHT TO APPEAL AND RIGHT TO GIVE EVIDENCE
9.1 The Town and Country Planning (Development Procedure) Order 2019 sets out the process for determining planning applications (including appeals). It sets out a Right to Appeal (i.e. to submit an appeal against a planning decision) and a Right to Give Evidence at Appeals (i.e. to participate in an appeal if one is submitted).
9.2 Article A10 sets out that the right to appeal is available to:
9.3 Article 8(2)(a) requires that in determining an application, the Department must decide who has a right to appeal, in accordance with the criteria set out in article A10. - 9.4 The Order automatically affords the Right to Give Evidence to the following (no determination is required):
9.5 The Department of Environment Food and Agriculture is responsible for the determination of planning applications. As a result, where officers within the Department make comments in a professional capacity they cannot be given the Right to Appeal.
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 and/or rights to appeal.
Decision Made : Permitted Date: 10.02.2026 Determining Officer
Signed : C BALMER Chris Balmer Principal Planner
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