17 July 2023 · Delegated
2nd Floor, Newcourt Chambers, 39, Bucks Road, Douglas, Isle Of Man, IM1 3de
The application, submitted by Carwellian Holdings Ltd, sought to convert office space within a three-storey end-of-terrace building on Bucks Road, Douglas, into two self-contained apartments. The building sits between Princes Street and Tynwald Street, with ground-floor retail below and upper-floor access via a front entrance door and staircase. The Department of Environment, Food and Agriculture approved the application on 17 July 2023 under delegated powers. The officer considered the principle of the development, its impact on the character and appearance of the area, the living amenities of future occupants, effects on neighbouring properties, and parking provisions. Two conditions were attached to the permission. The decision relates to plans received on 6 April 2023 and an additional plan received on 12 July 2023.
The application was approved on 17 July 2023. Officers assessed the principle of converting offices to residential use, the impact on the building's character and appearance, the amenity of future residents and neighbouring properties, and parking. The proposal was found acceptable across all these areas, and permission was granted with two conditions.
development should make the best use of resources by optimising the use of redundant buildings and under-used land and buildings
The proposal is, therefore, considered to comply with the requirements of Strategic Policies 1 and 11
Strategic Policy 1: Development should make the best use of resources by: (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 (1) and amenity standards; and (c) being located so as to utilise existing and planned infrastructure, facilities and services. 4.2.2 In pursuance of (c) abo ve, the Department will, when formulating its programme for the preparation of new Area Plans, have particular regard to: (a) the availability of mains drainage connected to IRIS or other mains systems; (b) securing the future viability of rural primary schools; (c) the public investment in the Island's highway, bus, railway and tramway networks; (d) the provision and availability of water; and (e) community facilities. 4.3 Environment 4.3.1
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
The proposal is, therefore, considered to comply with the requirements of Strategic Policies 1 and 11
Strategic Policy 11: 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.
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
The proposal is, therefore, considered to comply with the requirements of Strategic Policies 1 and 11, General Policy 2
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. 6.3 Development outside of areas zoned for development
The Department will require that in all new development, parking provision must be in accordance with the Department's current standards
The proposal is, therefore, considered to comply with the requirements of Strategic Policies 1 and 11, General Policy 2, Transport Policy 7
Transport Policy 7: The Department will require that in all new development, parking provision must be in accordance with the Department's current standards. The current standards are set out in Appendix 7. 11.5.4 New development can have a significant impact in terms of the traffic generated by it and the impact on the various modes of travel. The Department considers that proposals which are likely to be significant traffic generators should be accompanied by a Transport Assessment(1) which should look at all modes of transport including access by public transport, cycling and on foot.
The conversion of buildings into flats will generally be permitted in residential areas provided that
The proposal is, therefore, considered to comply with the requirements of Strategic Policies 1 and 11, General Policy 2, Transport Policy 7, and Housing Policy 17 of the Strategic Plan
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. 8.13.4 In recent years, interest has grown in the development of residential dwellings from redundant commercial space, primarily above shops. In the United Kingdom, inspira tion for such development came from the LOTS initiative (Living Over The Shop) started in 1989 and the FOS programme (Flats Over the Shop), set up in 1991. The Department generally supports the conversion of redundant storage space above shops (which are often outside of residential areas), into residential development unless the occupants would suffer adverse noise, general disturbance or loss of residential amenity from other land uses. 8.14 Loss of Housing 8.14.1 In the current housing situation, the Department is concerned to ensure that there is no unwarranted loss of existing housing which is fit for habitation or could be made so at reasonable cost.
Condition 1
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Condition 2
Prior to the occupation of the development hereby approved, the secure bin/bicycle storage areas shall be provided in accordance with the approved plans and shall be permanently retained thereafter and solely for the purpose of refuse storage.
Conversion of the first and second floor into offices
Approval was granted under PA 89/00914/B for Conversion of the first and second floor into offices in October 1989.
Conversion of existing offices into 4 self-contained 1 bedroom apartments and 1 studio apartment
PA 22/00445/B for Conversion of existing offices into 4 self-contained 1 bedroom apartments and 1 studio apartment was refused on 4 August 2022
