DEC Officer Report

Application No.: 22/00605/C Applicant: Mr Mark Kelly Proposal: Change of use from Office (class 2.1) to Residential (class 3.3) Site Address: 10 Peel Road Douglas Isle Of Man IM1 4LR Planning Officer: Mr Peiran Shen Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 02.08.2022

Conditions and Notes for Approval

C : Conditions for approval N : Notes attached to conditions C 1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.

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.

N . This applicant is advised that while the bin storage location, the bins still need to bring to the roadside in time for collection.

This application has been recommended for approval for the following reason. This application is considered to comply with General Policy 2 and Transport Policy 7 of the Strategic Plan.

Plans/Drawings/Information;

This approval relates to the documents, location plan, existing and proposed floor plans which have been received on 12th May 2022, and photos which have been received on 12 July 2022.

_______________________________________________________________ Interested Person Status – Additional Persons

None _____________________________________________________________________________

Officer’s Report

1.0 THE SITE - 1.1 The application site is 10 Peel Road, Douglas, a four-storey mid-terrace building located on the north of Peel Road, between its junction with Hope Street and Athol Street.

2.0 THE PROPOSAL - 2.1 The planning application seeks approval for the change of use of the terrace from an office (use class 2.1) to a single dwellinghouse (use class 3.3).

3.0 PLANNING HISTORY - 3.1 Conversion of dwelling into office accommodation and demolition of existing cottage to form car park was APPROVED under PA 96/00870/B.

4.0 Planning Policy Site Specific - 4.1 The site is within an area designated as Mixed Use (St George) in the Area Plan for the East. - 4.2 The Written Statement states: "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." Strategic Policy - 4.3 The Isle of Man Strategic Plan 2016 contains the following policies that are considered materially relevant to the assessment of this current planning application: Principle of Developments - 4.4 Strategic Policy 1 states that development should make the best use of resources by optimising the use of redundant buildings and under-used land and buildings. - 4.5 General Policy 2, which provides an overall requirement for all development, 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:

• (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;

• (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;

• (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."

Environment

4.6 Strategic Policy 5 states: "New development, including individual buildings, should be designed so as to make a positive contribution to the environment of the Island." Housing

4.7 Although specific to flats, the amenities standard within Housing Policy 17 are generally applicable to all residential properties. Housing Policy 17 states: "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."

Parking 4.8 Transport Policy 7 states: "The Department will require that in all new development, parking provision must be in accordance with the Department's current standards."

4.9 Appendix 7 sets out Parking Standard. Para. A.7.1 states: "in general, the need to find a use for redundant buildings which are in sound condition will outweigh the drawback of any shortfall in parking provision." - 4.10 Appendix 7.6 states that for typical residential development, there should be two spaces for dwellings with two or more bedrooms. These standards can be relaxed under certain circumstances, such as (c) the proposal is of benefit to the character of a Conservation Area,

• (d) the proposal is within a reasonable distance of an existing or proposed bus route and it can be demonstrated a reduced level of parking will not result in unacceptable on-street parking in the locality.

4.11 Community Policy 7, 10 and 11 state that the design of new development must, as far as is reasonable and practicable, pay due regard to existing best practices such as to prevent criminal and anti-social behaviour and outbreak and spread of fire. In addition, development should also provide proper access for fire-fighting vehicles and adequate supplies of water for fire-fighting purposes." - 4.12 Infrastructure Policy 5 states that "Development proposals should incorporate methods for water conservation and management measures to conserve the Island's water resources." PPS and NPD - 4.13 There is no Planning Policy Statement or National Policy Directive applicable to this application.

Other

5.0 OTHER MATERIAL CONSIDERATIONS Strategy and Guidance - 5.1 There is no strategy or guidance considered materially relevant to this application.

6.0 REPRESENTATION - 6.1 Douglas Borough Council does not object to this application (29.07.2022) after the location of bin storage has been provided. - 6.2 Highway Services do not oppose this application (01.06.2022). The comment states that there is no significant negative impact on highway safety, network functionality and /or parking.

7.0 ASSESSMENT Elements of Assessment

7.1 The key issues to consider are the principle of the development, its impact on the user's amenities, neighbouring amenities, and highway and parking provisions. Principle of the Development - 7.2 The site is within an area designated for Mixed Use. Therefore, the proposed use class 3.3 is considered acceptable. User Amenities - 7.3 Douglas Borough Council has no objection to the bin storage solution. Therefore, it is considered that the refuse storage provision is acceptable. - 7.4 The proposed dwelling would have the typical outlook of a road, which is considered acceptable within a town centre. Neighbouring Amenities - 7.5 The proposal is within a mixed-use area and the proposed residential use will not generate more noise than the existing business and residence nearby so the impact on neighbours is considered acceptable. Traffic and Parking - 7.6 There are parking spaces available at the rear of the terrace. Highway Services have also confirmed that they have no objection, so the impact on parking is considered acceptable.

8.0 CONCLUSION - 8.1 The proposal is considered to comply with General Policy 2 and Transport Policy 7 of the Strategic Plan. Therefore, it is recommended for an approval.

9.0 INTERESTED PERSON STATUS - 9.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons:

• (a) the applicant (including an agent acting on their behalf);
• (b) any Government Department that has made written representations that the Department considers material;
• (c) the Highways Division of the Department of Infrastructure;
• (d) Manx National Heritage where it has made written representations that the Department considers material;
• (e) Manx Utilities where it has made written representations that the Department considers material;
• (f) the local authority in whose district the land which the subject of the application is situated; and
• (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material.

9.2 The decision-maker must determine:

• o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and o whether there are other persons to those listed above who should be given Interested Person Status.

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.

Decision Made : Permitted Date: 04.08.2022 Determining officer Signed : J SINGLETON Jason Singleton Principal Planner

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