**Document:** Officer Report 11/00891/C **Application:** 11/00891/C — Change of use of ground floor rooms to office accommodation **Decision:** Permitted **Decision Date:** 2011-08-03 **Parish:** Braddan **Document Type:** report / officer_report **Source:** https://planningportal.im/a/1237-braddan-75-bucks-change-of-use/documents/1251308 --- # Officer Report 11/00891/C ## Planning Report And Recommendations [Table omitted in markdown export] ### Considerations [Table omitted in markdown export] ### Written Representations None received at time of drafting report ### Consultations [Table omitted in markdown export] [Table omitted in markdown export] ### Officer's Report #### The Site The application site is 75 Bucks Road, Douglas, a mid-terrace property situated on the western side of the road. #### The Proposal This application seeks approval for the change of use of the ground floor to office accommodation. The building is currently used as a dwelling by the applicant. The application sets out that the applicant runs a small accountancy firm and that it would be cost effective to operate this from their home. It is stated that the hours of operation of the business would be 9am until 5.30 pm Monday to Friday. Two employees would work at the premises. Parking is available for the site in the form of a double garage to the rear of the property and it is stated that the Kensington Road area has 2 hour parking zones. Client meetings would take place at the premises and these would not normally exceed 30 minutes at a time. #### Planning Status The application site is located within an area identified as being Predominantly Residential by the Douglas Local Plan. The site is within a Conservation Area. Within the Isle of Man Strategic Plan, the following are judged to be relevant: Paragraph 9.3.3, which states "The Department has supported the location of offices in town and village centres for several reasons: - (a) such centres are accessible to all members of the community, staff and visitors alike; - (b) the activity and range of services contribute to the vitality and success of the centres; and - (c) the investment in property can be used to renew the ageing fabric of our town centre buildings." Business Policy 7: "New office floor space should be located within town and village centres on land which is zoned for the purpose on the appropriate area plan; exceptionally, permission may be given for new office space - (a) on approved Business Parks for Corporate Headquarters which do not involve day to day callers; or - (b) in buildings of acknowledged architectural or historic interest for which office use represents the only or most appropriate practicable and economic way of securing future use, renovation and maintenance." ## PLANNING HISTORY The following previous planning application is considered relevant to the determination of this proposal: 07/01037/B sought approval for alterations and extension to rear elevation to provide a garage with a roof garden and terrace over. This was permitted. REPRESENTATIONS The Highways Division of the Department of Infrastructure does not object to this application and in doing so notes that whilst the application does not meet the required parking standards in accordance with the Isle of Man Strategic Plan, the site is located within a town centre which allows for a reduction in the standard. Douglas Corporation does not object to this application. ## ASSESSMENT The main issues to be assessed in the determination of this application are whether the principle of an office use at ground floor level of the building is acceptable within what is an area of predominantly residential use when assessed against the provisions of Business Policy 7. The proposal would affect only the ground floor of the building with the upper floors remaining in residential use. The site is close to the town centre and areas which are designated specifically for office use. It is also relevant that the property next door operates solely as an office. Paragraph 9.3.3 sets out the reasoning behind the Department's policy on office development. However there will always be cases which may justify an exception to be made. In this case, the site is within a Conservation Area and the proposed use of the ground floor may assist in securing the future use of the building along with investment in its fabric. The use would be limited to only one floor of the building which would restrict the impacts upon the surrounding area and any changes to its character. The wider area is characterised by a mixture of residential terraces including flats and guest houses interspersed by shops and other services. It is not judged that the proposal would undermine the character of this area so as to warrant refusal. The Highways Division has accepted a reduction in the normal parking requirement for such a use due to position of the site and its proximity to the town centre. RECOMMENDATION Permit. ## PARTY STATUS It is considered that the following parties, who submitted comments, accord with the requirements of Planning Circular 1/06 and are therefore, afforded Interested Party Status: Douglas Corporation Accordingly the following parties are not granted Interested Party Status: The Highways Division and the Planning Authority are both part of the Department of Infrastructure. As such, the Highways Division cannot be afforded Interested Party Status. ### Recommendation Recommended Decision: Permitted Date of Recommendation: 29.07.2011 ### Conditions and Notes for Approval / Reasons and Notes for Refusal C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal - : Notes attached to refusals C 1. The use must be taken up within four years of the date of this notice in order for this approval to remain valid after that time. C 2. This approval relates to the change of use of ground floor rooms to office accommodation, 75 Bucks Road, Douglas as shown by Location Plan and Floor Plan submitted 30th June 2011. I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager. Decision Made : Permitted Date : 2/8/11 Signed : _________________________ Michael Gallagher Director of Planning and Building Control Delete as appropriate Signed : Jennifer Chance Development Control Manager 29 July 2011 11/00891/C Page 4 of 4 --- *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/1237-braddan-75-bucks-change-of-use/documents/1251308*