**Document:** Planning Officer Report Recommendations
**Application:** 13/00070/B — Conversion of existing boarding house / dormitory to provide four apartments, including rear external access stairs to replace / extend existing
**Decision:** Permitted
**Decision Date:** 2013-03-26
**Parish:** Braddan
**Document Type:** report / officer_report
**Source:** https://planningportal.im/a/3912-braddan-marathon-house-replacement-conversion/documents/1172340

---

# Planning Officer Report Recommendations

## Planning Officer Report And Recommendations [Table omitted in markdown export]

## Officer's Report

THE APPLICATION IS BEFORE THE PLANNING COMMITTEE FOR DETERMINATION AS THE RECOMMENDATION IS CONTRARY TO THAT OF THE HIGHWAYS DIVISION

## The Site

1. The application site is the curtilage of 2 Drury Terrace which is a mid terrace boarding house situated to the south western side of the highway. The property is three storey with further accommodation at lower ground floor and within the roof space. There is currently a flat at lower ground floor with boarding house accommodation over the floors above.
2. At present there are eleven bedrooms within the boarding house, including those in the flat at lower ground floor level, there are also communal facilities.

## The Proposal

3. The application seeks approval for the conversion of the existing boarding house to provide four self contained apartments. Also proposed is the erection of external access stairs to the rear to replace the existing.

## Planning History

4. The previous planning applications are not considered to be specifically material in the assessment of the current application.
5. There are other properties which form part of Drury Terrace which have had alterations and conversions carried out. There have not been recent applications for conversions; however one property had permission for conversion in 1991. Another property on Drury Terrace in 1993 had permission for conversion from guest house to residential hostel. There was also an application in 1996 for conversion to four self contained residential units. These applications all pre-date the adoption of the Isle of Man Strategic Plan.

## Development Plan Policies

6. The application site is within an area zoned as "Predominantly Residential" identified on the Douglas Local Plan 1998. It is also within the Ballaquayle Road Conservation Area. It is therefore appropriate to consider General Policy 2, Housing Policy 17, Strategic Policy 12, Transport Policy 7, Environment Policy 35 and Paragraph 8.13.1 of the Isle of Man Strategic Plan (20th June 2007).

7. General Policy 2

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.

8. Environment Policy 35

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.

9. Housing Policy 17

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.

10. Transport Policy 7

The Department will require that in all new development, parking provision must be in accordance with the Department's current standards.

11. Paragraph 8.13.1

There are in the Island, and particularly in Douglas, many substantial buildings which, because of their size or form, are no longer suitable for the originally intended use as either single dwellings or holiday accommodation, but which are still structurally sound. The Department has for many years encouraged the conversion of such buildings, where appropriate, into flats.

## Consultations

12. Highways Division recommends refusal as the proposal would not provide 6 off street parking spaces. They comment that the development will generate a demand for 4 parking spaces that cannot be accommodated within a 50 metre radius of the proposed site.
13. Douglas Corporation has not commented
14. Department of Environment, Food and Agriculture advise that the building should be Registered for use as flats under its legislation.
15. Manx Electricity Authority advises the applicant to contact the Authority before commencing works.

### Assessment

16. The application seeks approval for the conversion of the existing boarding house to provide four self-contained apartments. Also proposed is the erection of an external access stairs to the rear. The main issues to consider in the assessment of the current application are:

- Land Use
- Character and Appearance
- Parking
- Amenity

17. The application site is within an area zoned as predominantly residential; therefore the principle of development is acceptable.
18. The front elevation would remain the same; the only external alterations would be to the rear. There is an existing single flight of external access stairs at the rear of the property. The proposed development would create external access stairs to all floors.
19. There are a number of properties in this terrace which have external access stairs at the rear, it is therefore considered that the proposal would not adversely affect the character and appearance of the Conservation Area given that there are already so many in the street scene.
20. There are no other external alterations proposed. It is considered that the proposed change of use would not alter the impact on the character and appearance of the Conservation Area.
21. Paragraph 8.13.1 and Housing Policy 17 of the Strategic Plan encourage the conversion of these substantial buildings in order to protect existing buildings which are structurally sound and ones which contribute to the character and appearance of the area in general. Whilst these policies encourage the re-use of such buildings, in order to do so the proposal must comply with a number of points which are set out in the policies above.
22. Transport Policy 7 sets out the parking standards under Appendix 7; this proposed development would require six parking spaces given the number of bedrooms proposed. The conversion of such buildings into apartments always raises questions regarding the lack of parking provision. The proposed development would not provide any off street parking and the development relies mainly on on-street parking.
23. The application site is within close proximity of the town centre and is within a Conservation Area, as mentioned in Appendix 7 of the Strategic Plan this may warrant a relaxation of parking standards.

24. The Boarding house/dormitory has eleven bedrooms, the proposed building would provide 4 apartments, two of them would be two bedroom apartments and two would be one bedroom apartments. Overall there is a reduction in bedrooms. Consideration needs to be given to whether there would be an increase in demand for parking. Whilst eleven bedrooms could have resulted in a large number of visitors/occupiers with cars, in reality not all visitors would have a car, similarly not all permanent residents would either. It is difficult to assess, however it is reasonable to assume that there would have been some demand for parking, similarly there would be some demand for parking with the proposed development.
25. The applicant has carried out a parking survey in the surrounding locality and it identifies that there is a lack of on street parking provision in this locality. Whilst there is not sufficient on street parking, there would be a reduction in bedroom numbers and use of an attractive building.
26. It is considered that re-use of the building would be appropriate and given the distance from the town centre and local amenities (church, school, shops etc) and existing bus routes on the promenade it is judged that on balance it would be acceptable for a reduction in parking provision.
27. There would be an apartment at basement level, ground floor, first floor and second floor. The second floor apartment would also have accommodation in the attic space.
28. The living rooms on the ground, first and second floors would have a clear outlook to the front of the property, the living room at basement level would be to the rear and the windows would be in the side elevation. The main bedroom at basement level would be to the front of the property, there is a bay window which would serve this room, but there is limited light. The rooms to the rear on the floors above would have limited outlook, but these would be bedrooms and bathrooms. It is considered that each apartment would provide an adequate outlook from the principle rooms. Whilst there would be limited amenity space, the application site is within close proximity of Hutchinson Square, Glen Falcon and Douglas Promenade which provides ample open space. There would be a bin store provided to the rear which could be accessed off the rear service lane.
29. For the above reasons the application is considered to be acceptable and is recommended for approval.

## Party Status

30. The local authority, Douglas Corporation is, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d), considered an "interested person" and as such should be afforded party status.
31. The Department of Transport Highways and Traffic Division is now part of the Department of Infrastructure of which the planning authority is part. As such, the Highways and Traffic Division cannot be afforded party status in this instance.
32. The Department of Environment, Food and Agriculture is not considered an "interested person" under the criteria set out in the Town and Country Planning (Development Procedure) Order 2005, and as such is not afforded party status.
33. The Manx Electricity Authority is not considered an "interested person" under the criteria set out in the Town and Country Planning (Development Procedure) Order 2005, and as such is not afforded party status.

## Conditions and Notes for Approval / Reasons and Notes for Refusal

### C : Conditions for approval <br> N : Notes attached to conditions <br> R : Reasons for refusal <br> 0 : Notes attached to refusals

C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.

C 2. This permission relates to the conversion of existing boarding house to provide four apartments including the installation of rear access stairs as shown in drawings 01,02,03,04,05 and 06 received 23rd January 2013.

I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to it under the Town and Country (Development Procedure) 2005

Decision Made :  Committee Meeting Date : 25/03/13

Signed :  Aypcoved

Presenting Officer Further to the decision of the Committee an additional report/condition reason is required. Signing Officer to delete as appropriate

---

*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/3912-braddan-marathon-house-replacement-conversion/documents/1172340*