19 December 2019 · Delegated
East 46, 46, Bucks Road, Douglas, Isle Of Man, IM1 3ad
This application sought permission to convert an office unit at the rear of 46 Bucks Road, Douglas, into a residential apartment. The building is a two half-storey structure physically attached to No. 46 but operating as an independent unit, accessed from a rear lane running between Mona Street and Albert Street. It had previously been approved for office use unconnected to the restaurant at No. 46. The officer assessed four main issues: whether residential use was appropriate in principle for this site, the potential effect on highway safety and parking, the impact on the street scene, and the amenity standards for future occupants.
The application was permitted by the Head of Development Management under delegated authority. The officer considered the principle of residential use on the site acceptable, alongside the impact on highway safety and parking, the effect on the street scene, and the amenity of future occupants. Three conditions were attached to the approval.
General Policy 2
Isle of Man Strategic Plan 2016
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
Housing Policy 17
Isle of Man Strategic Plan 2016
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
The garage shall remain available for the parking of private motor vehicles at all times.
Condition 3
The garage shall be used only to park private motor vehicles used by occupants of the apartment hereby approved to the rear of 46 Bucks Road, Douglas.
Change of use of existing storage units to provide a self-contained office with associated parking provision
relevant in the determination of this application
Erection of a three storey extension to rear elevation for storage purposes
relevant in the determination of this application
Change of use from take-away food unit to restaurant (Nr 46)
relevant in the determination of this application
Erection of extension to rear elevation and conversion of upper floors into two apartments - 50 Bucks Road, Douglas
relevant in the determination of this application
