28 February 2024 · Delegated
19, Mount Havelock, Douglas, Isle Of Man, IM1 2qg
Permission was granted for alterations and refurbishment at 19 Mount Havelock, Douglas, Isle of Man, to create a Director's apartment on the second and third floors of an existing three-storey terraced property. The site sits on a corner plot at the junction of Mount Havelock and Christian Road, with a single off-street parking space to the rear. The officer report identified several planning issues to be weighed, including the principle of residential use on the upper floors, highway safety and parking, private amenity for future occupants, and the visual impact on the Conservation Area and street scene. The application was approved under delegated authority, with six conditions attached to the permission.
The application was approved on 28 February 2024 by the Head of Development Management under delegated authority. The key planning issues considered included whether residential use of the upper floors was acceptable in principle, the impact on highway safety and parking, the amenity of future occupants, the effect on the Conservation Area and street scene, and impacts on neighbouring properties.
General Policy 2
It is considered that the planning application is in accordance with 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
Environment Policy 35
Environment 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. 7.30 Development adjacent to Conservation Areas 7.30.1 It is often the case that important views into and out of a Conservation Area can contribute significantly to its character. It is necessary to assess the impact any development adjacent to conservation areas may have on such views.
Housing Policy 17
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
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.
Condition 2
2. The "Director's Apartment" hereby approved shall not be occupied until the parking areas as shown on Drawing P-01 REV A have been provided in accordance with the approved plans. Such areas shall not be used for any purpose other than the parking of vehicles associated with 19 Mount Havelock (approved office and/or flat uses) and shall remain free of obstruction for such use at all times. Reason: To ensure that sufficient provision is made for off-street parking and turning of vehicles in the interests of highway safety.
Condition 3
3. Prior to the occupation of the "Director's apartment" hereby approved the provision of the bin store and cycle provision are required to be installed and completed as shown on Drawing P-01 REV A and retained for those purposes thereafter. Reason: To ensure that sufficient bin storage and cycle parking provision is provided.
Condition 4
4. The only model of Air Source Heat Pump that shall be installed is the Samsung 16kW Air Source Heat Pump KIT 250LTR - Reason: To ensure the development is implemented according to the plan submitted and in the interest of protecting amenities of neighbouring property.
Condition 5
5. The Air Source Heat Pump must be installed according to the plans and supporting information and must be maintained as such thereafter and ensure that the Air Source Heat Pump shall not result in noise levels which exceed 42 decibels in volume LAeq 5 minute when measured at 1 metre external to the centre point of any relevant door or window to any residential neighbouring building as measured perpendicular to the plane of that relevant door or window. Reason: in the interest of residential amenities
Condition 6
6. For the avoidance of doubt all windows to the front elevation shall be "50/50" split sliding sash windows and shall be retained as such. Reason: In the interest of the character and appearance of the Conservation Area and the individual property.
Conversion of office to create a single four bedroomed residential property
Pending Consideration
Conversion to create a single four-bedroomed house with balcony
Pending Consideration
Registered Building Consent for demolition elements to PA 24/00070/B
Pending Consideration
Alterations and extensions
Renovation and conversion of existing property from flats to offices
