**Document:** 08 Planning Statement **Application:** 22/00880/B — Conversion of office building (class 2.1) to mixed use office and residential (class 3.3) involving alterations including removal of rear extension; new rear extension and fire escape stair; replacement windows, roof finish including solar slates and rainwater goods; new roof lights and entrance frontage **Decision:** Permitted **Decision Date:** 2022-11-17 **Parish:** Braddan **Document Type:** report / planning_statement **Source:** https://planningportal.im/a/9201-braddan-scotland-house-replacement-conversion/documents/954658 --- # 08 Planning Statement Scotland House 03.0 PLANNING POLICY The site lies within an area designated on the Area Plan for the East adopted in 2020 as Mixed Use (Map 5 - Douglas Town Centre) and within the town’s settlement boundary. The property is also within the Douglas (North Quay) Conservation Area 1990 and thus merits protection of its special historic and architectural importance reflected in policies and proposals in the Strategic Plan 2016 and Planning Policy Statement 1/01 - Conservation of the Historic Environment of the Isle of Man - which aim to protect the historic and architecturally important fabric of the Island. The applicable policies - Strategic Policy 1, 4 and 12, General Policy 2, Environment Policies 34 and 35, Housing Policy 1, 4 and 17 and the PPS are listed below. Strategic Policy 1, Development should make the best use of resources by: As such it respects the form, scale, massing and appearance of the existing building and makes a positive contribution to its character and appearance within the conservation area. The proposal has adequate amenity standards within itself and is designed to incoporate thermal upgrading of elements of the fabric together with the provison of solar slates. Planning Policy Statement 1/01, Policy CA/2, Strategic Policy 12, When considering proposals for the possible development of any land or buildings which fall within the conservation area, the impact of such proposal upon the special character of the area, will be a material consideration when assessing the application Where a development is proposed for land which, although not within boundaries of the conservation area, would affect its context or setting or views into or out of the area; such issues should be given special consideration where the character or appearance of a conservation area may be affected. Favourable consideration will generally be given to proposals for improving the quality and condition of the existing housing stock and for the creation of flats by conversion of redundant boarding houses, and vacant or under-used space above commercial premises subject to compliance with detailed standards Environment Policy 34 In the maintenance, alteration or extension of pre-1920 buildings, the use of traditional materials will be preferred The proposal will create a good quality housing unit above commercial premises, improving the condition of this tired building. The rear extension and any repairs will be made with traditional materials - the replacement windows for example will be in timber The small extension is confined to the rear of the property externally and the refurbishment works at the front and roof level of the property are are an enhancemnet ensuring the character of the area is preserved General Policy 2, The repairs and proposals will be an improvement on the character of the building. Environmental 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. 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; (i) is not on contaminated land or subject to unreasonable risk of erosion or flooding; - (a) optimising the use of previously developed land, redundant buildings, unused and under-used land and buildings, and re-using scarce indigenous building materials; - (b) ensuring efficient use of sites, taking into account the needs for access, landscaping, open space and amenity standards; and - (c) being located so as to utilise existing and planned infrastructure, facilities and services. The removal of detrimental elements to the building, or of limited architectural value, will enhance and preserve the building, ensuring its contibution to the townscape is retained. The proposals will cause no adverse affect on the character or appearance of the Conservation Area. The proposal utilises an existing building, converting and upgrading it to a mixed use development ensuring outlook from principal rooms is of the harbourside. Douglas promenade and its gardens and the beach are within easy walking distance. Existing infrastructure, facilities and services can be utilised and are close by. Housing Policy 1: The housing needs of the Island will be met by making provision for sufficient development opportunities to enable 5,100 additional dwellings (net of demolitions), and including those created by conversion, to be built over the Plan period 2011 to 2026. Strategic Policy 4, Proposals for development must: One additional unit will be created. Housing Policy 17, - (a) Protect or enhance the fabric and setting of Ancient Monuments, Registered Buildings, buildings and structures within Conservation Areas buildings and structures within National Heritage Areas and sites of archaeological interest; - (b) protect or enhance the landscape quality and nature conservation value of urban as well as rural areas but especially in respect to development adjacent to Areas of Special Scientific Interest and other designations; and - (c) not cause or lead to unacceptable environmental pollution or disturbance. 12/07/2022 ISSUE The conversion of buildings into flats will generally be permitted in residential areas provided that: 03_PLANNING Scotland House Ltd - (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. - (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. 295_Scotland House North Quay, Douglas ## 08 Number Scale xxx @ A3 Planning Statement The proposal is in line with the land-use zoning and removes unsypathetic alterations. The modest rear extension is not visible by the general public with limited views from neighbouring properties from a small number of non-openable windows with obscured glazing. The proposed works will remove any previous unsypathetic alterations; and thermally upgrade elements of the building, all of which will protect the fabric of the building and enhance the setting of the conservation area. The upper floors of the building will be converted into a one bedroomed unit with the principal rooms looking onto the inner harbour. Refuse and bicycle storage will be provided in the rear yard, with clothes drying available on a small balcony Do not scale from this drawing • All dimensions must be checked on site prior to commencing works. Any discrepancy found between information given on this drawing and that given elsewhere or recorded on site shall be notified immediately to the project architect in writing. 20 Athol Street Douglas ISLE OF MAN IM1 1JA © horncastle:thomas a r c h i t e c t s + d e s i g n e r s 01624 663 383 ![A photograph showing a harbor scene with several boats moored in the foreground and a row of multi-story commercial and residential buildings along the waterfront in the background.](https://images.planningportal.im/2022/07/6784826.jpg) ![A colour photograph showing a harbour scene with boats moored in the foreground and a row of mixed-use buildings along the waterfront in the background.](https://images.planningportal.im/2022/07/6784827.jpg) ![A photograph showing a harbor scene with boats moored in the foreground and a large stone commercial building with white accents in the background.](https://images.planningportal.im/2022/07/6784828.jpg) ![A photograph showing a row of buildings along a harbor quay with boats in the foreground, featuring a prominent white commercial building with 'NEWSON' signage.](https://images.planningportal.im/2022/07/6784829.jpg) --- *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/9201-braddan-scotland-house-replacement-conversion/documents/954658*