Loading document...
Application No.: 25/90881/B Applicant: Mr Paul Corteen Proposal: Conversion of offices into two dwellinghouses Site Address: 29 - 31 Hope Street Douglas Isle Of Man IM1 1AR : Richard Wilshaw Photo Taken: 08.01.2026 Site Visit: 08.01.2026 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 15.01.2026 Conditions and Notes for Approval C : Conditions for approval N : Notes attached to conditions
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.
Overall, the proposed development complies with the land use designation for this area and will not result in a negative impact on the users or neighbours amenity. Subject to the use of an appropriately worded planning condition to secure adequate car parking, cycle storage and bin storage for each dwelling. The proposed development would comply with the relevant policies of the Area Plan for the East, the Isle Of Man Strategic Plan 2016 and the Residential Design Guide 2021 and therefore it is recommended that the planning application be approved.
The development hereby permitted shall be carried out in accordance with the following approved plans received 19.09.2025: Site & Location Plan Drawing number 25 1875 01
Proposal Drawing - Ground & First Floor Plans, Section Drawing number 25 1875 04 Proposal Drawing - Second Floor & Roof Plan, Elevations Drawing number 25 1875 05 Proposal Drawing - Sections Drawing number 25 1875 06 Right to Appeal It is recommended that the following organisations should NOT be given the Right to Appeal: DOI Highway Services - No Objection and condition attached. Local Authority - No Objection and condition attached. Officer’s Report APPLICATION SITE
1.1 The application site comprises 29-31 Hope Street, Douglas, a three-storey mid-terrace office building located on the southeast of Hope Street. Traditionally the property would have been 2 separate properties but is currently combined and operates as one office space. The application site incorporates an area of hardstanding to the rear of the building with informal parking for 6 vehicles in a tandem arrangement. This parking area is accessed from St George's Terrace which leads to St George's Street. PROPOSAL
2.1 The planning application proposes the change of use from office (Use Class 2.1) to 2 semi-detached dwellinghouses (Use Class 3.3), effectively returning the building back into 2 separate properties again.
2.2 To facilitate this the internal doorways at the ground, first and second floors and within the roof space will be blocked up and reinstated as blockwork walls. Internally each dwelling would have a ground floor kitchen, lounge, WC and porch, 2 bedrooms and 2 bathrooms at first floor, 2 bedrooms to the second floor and storage space within the roof. The dwelling proposed at 29 Hope Street is slightly larger than 31 Hope Street and incorporates a shower room to the second floor.
2.3 Externally the only change proposed to the front elevation is the reinstatement of a front door to 29 Hope Street, replacing the existing ground floor window. This provides each dwelling with their own front door to Hope Street. To the rear elevation the only change proposed is an additional set of external stairs to access the rear of 29 Hope Street. No new window openings are proposed.
2.4 The existing car parking area would remain and would be available for the residents of the proposed dwellings.
3.1 There is no previous planning history that is considered materially relevant to the determination of this planning application. PLANNING POLICY
4.1 In terms of local plan policy, the application site is within an area designated as Mixed Use (St George's) in the Area Plan for the East.
4.2 The Written Statement states: "There will be a presumption in favour of offices and financial and professional services along Athol Street. 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."
4.2 The Isle of Man Strategic Plan 2016 contains the following policies that are considered materially relevant to the assessment of this current planning application:
4.3 The Residential Design Guide July 2021 is also considered to be of relevance.
REPRESENTATIONS
5.1 Copies of representations received can be viewed on the Government's website. This report contains summaries only.
5.2 DOI Highways - No objection (03.12.2025) - Highway Services HDC finds that the proposed development would have no significant negative impact upon highway safety, network functionality and/or parking as the site is in a sustainable location in Douglas centre. The properties would have off-street parking available for residents of the dwellings, subject to conditions on allocating parking for each dwelling and details of bin storage and secure/sheltered cycle storage facilities for each dwelling before first occupation and retained thereafter (for highway safety, accessibility and parking amenity reasons).
5.2 Douglas City Council - No objection (09.12.2025) - Although the Council is not objecting to the proposals, we would kindly ask that the applicant considers their bin storage requirements. The applicant will need to ensure that vehicles parked at the rear of these properties do not block access to the waste and recycling bins. There must be adequate space for the bins to be stored within the curtilage of each property, including for collection to ensure that the rear lane is not impacted.
6.1 The key issues for consideration are the principle of the development, its impact on the user's amenities, neighbouring amenities, and highway and parking provisions.
Principle of the Development 6.2. The application site is located within Mixed Use Area 4 - St George's. The Policy wording makes specific reference to Athol Street and states that in this area there is a presumption in favour of offices and financial institutions. The application site is within this Mixed Use area, but outside of Athol Street, and in these instances some residential uses will be acceptable. As the application site is located within this Mixed Use area, but not on Athol Street, the proposed change of use to Use Class 3.3 (dwellinghouses ) is considered compliant with the Mixed Use Proposal 4 policy.
Impact on user's amenity
6.3 If approved then a suitably worded planning condition can be attached to any decision notice requiring that the Applicant provides adequate bin storage solutions for both dwellings that does not conflict with their parking arrangements. With this condition it is considered that the residents of the proposed dwellings will be afforded an adequate amenity, akin to that of other residential properties in the area, such as 25 Hope Street. The outlook from the dwellings onto Hope Street and St George's Terrace is typical of this town centre location. Impact on neighbouring amenity
6.4 The proposal is within a mixed-use area and the proposed residential use will not generate more noise than the existing business and residences nearby so the impact on neighbours is considered acceptable. Highway and parking provisions
6.5 DOI Highways have considered the highway impact and parking provisions for the proposed development and raise no objection. The application site is in a highly sustainable town centre location but also benefits from dedicated car parking provision. DOI Highways have suggested the use of an appropriately worded planning condition on any approval which requires the submission of further details in respect of the car parking allocation, secure/sheltered cycle storage and bin storage details. The Applicant has agreed to use of such condition and the details would need to be submitted and approved prior to occupation of the dwellings. Subject to the use of this condition it is considered that the proposed development will not result in adverse highways impact and appropriate parking provision has been secured.
7.1 Overall, the proposed development complies with the land use designation for this area and will not result in a negative impact on the users or neighbours amenity. Subject to the use of an appropriately worded planning condition to secure adequate car parking, cycle storage and bin storage for each dwelling. The proposed development would comply with the relevant policies of the Area Plan for the East, the Isle Of Man Strategic Plan 2016 and the Residential Design Guide 2021 and therefore it is recommended that the planning application be approved.
8.1 The Town and Country Planning (Development Procedure) Order 2019 sets out the process for determining planning applications (including appeals). It sets out a Right to Appeal (i.e. to submit an appeal against a planning decision) and a Right to Give Evidence at Appeals (i.e. to participate in an appeal if one is submitted).
8.2 Article A10 sets out that the right to appeal is available to:
8.3 Article 8(2)(a) requires that in determining an application, the Department must decide who has a right to appeal, in accordance with the criteria set out in article A10.
8.4 The Order automatically affords the Right to Give Evidence to the following (no determination is required):
8.5 The Department of Environment Food and Agriculture is responsible for the determination of planning applications. As a result, where officers within the Department make comments in a professional capacity they cannot be given the Right to Appeal.
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 and/or rights to appeal.
Decision Made : Permitted Date: 20.01.2026 Determining Officer
Signed : C BALMER Chris Balmer Principal Planner
Customer note This copy of the officer report reflects the content of the office copy and has been produced in this form for the benefit of our online service/ customers and archive record.
Copyright in submitted documents remains with their authors. Request removal
