**Document:** Planning Statement
**Application:** 25/90570/B — Installation of external doors and balconies, with internal works to create two residential units and offices, and mixed use as dwelling (Class 3.3) and offices (Class 2.1)
**Decision:** Permitted
**Decision Date:** 2025-10-08
**Parish:** Braddan
**Document Type:** report / planning_statement
**Source:** https://planningportal.im/a/32916-braddan-fernleigh-palace-road-dwelling/documents/1070231

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# Planning Statement

## Planning Design Statement

![drawing from page 1](https://images.planningportal.im/2025/06/6875936.jpg)

### Fernleigh, Palace Road, Douglas, Isle of Man

- 1.0 Introduction

The existing office building consists of an existing former residential property which has been previously extended & converted into office accommodation located on Palace Road, Douglas as shown on the Site & Location Plans

- 2.0 Planning Policy

The site lies within an area designated as mixed use within the Douglas Area Plan

The proposal should be less about the principle of the use of the building as it has been and was originally constructed as a residential dwelling that has been previously extended, planning policy should be encouraged to protect the islands “green field” locations as per Strategic Planning Policy 1 and a regenerated property within an already established residential area with all services readily available should align with the planning authority’s policies.

- 3.0 The Proposal

The proposal is to add an additional planning use to the building of residential use and to carry out mainly internal alterations to the existing office building to form a ground floor apartment separated from the existing office building, works would also include the conversion of the existing office building into residential accommodation as well as office accommodation to enable the owners to continue operating their business but operated from attached to their residence

The layout of the house, ground floor apartment and office accommodation has been designed to fit in with the existing building structure to reduce any additional impact of the regeneration of the building, which has been left derelict for quite a few years

- 4.0 Previous Planning History

The site has been subject to the following relevant previous applications: -

- 96/00305 – Conversion of existing building into Office – Approved in principle at review
- 97/01033/B – Conversion of Guest House into Offices - Approved

- 5.0 Assessment

The key tests are whether the proposed development would enhance the character or general appearance of the area.

The current site is a derelict office building which is becoming an eyesore and has been for a number of years

The proposal externally would not impact upon the existing building and the only additional external features would be the addition of small terraces formed on the top of the existing bay windows to the front elevation & the formation of external door openings to assist in the general flow and fire exit requirements for the building

The proposed dwelling will have residential car parking to the front of the house and office car parking located at the rear and side of the existing building as shown on the Site Plan drawing and as such will not add to any parking congestion in the area

Having assessed the proposal against the Strategic Plan and various policies, namely:Strategic Policy 1,2,3,4 & 5 General Policy 2 Spatial Policy 5 Environment Policy 42 Transport Policy 1,4,6,7 & 10 Infrastructure Policy 5 Community Policy 7,10 & 11

We are happy that the proposal complies with the above policies and would benefit the area by removing a derelict building & restoring it to its previous use whilst also enabling the owners to restore it and also incorporate its office use to re-establish a family home located within walking distance to all that Douglas Town Centre has to offer

Conclusion

The re-establishment of the new scheme has been carefully revised to ensure that it fully aligns with planning policies while addressing the concerns raised in the previous refusal.

Mick Stott MS Design Ltd Rev A – 31-05-2025

MOBILE: 07624 434790 EMAIL: Mick@MSdesign.im

DIRECTOR: M. Stott MCIAT INCORPORATED IN THE ISLE OF MAN. REGISTERED NUMBER: 135874C REGISTERED COMPANY: MS Design Ltd, 2 Cronk Rhenny Villa, Quines Hill, Port Soderick, Braddan, Isle of Man, IM4 1AU

![drawing from page 2](https://images.planningportal.im/2025/06/6875937.jpg)

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*Data sourced from the Isle of Man public planning register under the [Isle of Man Open Government Licence](https://www.gov.im/about-this-site/open-government-licence/).*
*Canonical page: https://planningportal.im/a/32916-braddan-fernleigh-palace-road-dwelling/documents/1070231*