Officer Report

Application No.: 25/90647/B Applicant: Mr Wai Ho Proposal: Erection of dormer to rear of property Site Address: 16 Belmont Terrace Douglas Isle Of Man IM1 4NH Principal Planner: Chris Balmer Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 29.07.2025 _________________________________________________________________

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.

This application has been recommended for approval for the following reason. As such, the proposal is considered to comply with General Policy 2 and have no significant adverse impacts upon public or private amenities.

Plans/Drawings/Information; This approval relates to the submitted documents and drawing all received on 02.07.2025.

_________________________________________________________________ Right to Appeal It is recommended that the following organisations should NOT be given the Right to Appeal: Local Authority - No Objection

_________________________________________________________________ Officer’s Report

1.0 THE SITE - 1.1 The application site is 16 Belmont Terrace, Circular Road, Douglas, a four-storey midterrace dwelling located on the north of Circular Road, close to its junction with Peel Road. The site until recently was being used as a guesthouse (12 bedrooms), albeit planning permission

• last year gave approval for the conversion of the property into 4 apartments. There is rear access off Hillside Terrace, used by both vehicle and pedestrian.
• 1.2 Circular Road is a two-way road with double-yellow line on both sides and along most parts of the road. There is no provision of off-street parking at the front of any residential property along the road.

2.0 THE PROPOSAL - 2.1 The planning application seeks approval for the erection of dormer to rear of property. The existing dormer (single windowed pitched roof flush dormer) would be replaced with an enlarged flat roof flush dormer to the rear elevation. It should be noted that the last approval gave permission for a similar flat roofed dormer to the front elevation of the property.

3.0 PLANNING HISTORY - 3.1 Conversion of guesthouse (Class 3.1), involving the installation of an extended dormer to front elevation, to provide four residential apartments (Class 3.4) - 24/00698/B - APPROVED - 3.2 Conversion of guesthouse (Class 3.1), involving a rear yard extension and installation of an extended dormer to front elevation, to provide five residential apartments (Class 3.4) refused under application 24/00381/B for the following reason: The proposal would have an unacceptable standard of amenity by virtue of the poor outlook from the ground floor in particular flat 2 where the only primary windows are sited to the rear of the building onto communal areas. In fact, the future occupants of flat 2 as proposed would result in a very dark and oppressive living environment on the ground floor with no pleasant or clear outlook for future occupants when using the primary rooms. Accordingly, the proposal would be contrary to General Policy 2 (h) which requires new development to provide satisfactory amenity standards in itself, and the Strategic Objectives of the Strategic Plan which promotes high standards of residential amenity in new developments. - 3.3 Conversion of former guest house into four apartments was APPROVED under PA 20/01530/B. - 3.4 Conversion of former guest house into four apartments was APPROVED under PA 17/00005/B. The current application has added bin and cycling storage space as well adjusted room allocation to improve residential amenities.

4.0 PLANNING POLICY - 4.1 In terms of the local plan, the site is designated as Predominately Residential in the Area Plan for the East. - 4.2 In terms of strategic plan policy, 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 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:

• (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;
• (j) can be provided with all necessary services."

4.4 Residential Design Guide

5.0 REPRESENTATION - 5.1 Douglas Borough Council has no objections to this application (17.07.2025).

6.0 ASSESSMENT - 6.1 The key considerations for this application are the potential impact upon the character and street scene of the area and individual property and Potential impacts of neighbouring amenities. Potential impact upon the character and street scene of the area and individual property - 6.2 Generally such proposal would not be considered acceptable. The proposed flat roof dormer is not of an architectural quality and is a lesser quality compared to the existing pitched roof dormer which is better portioned and more in keeping with the existing terraced property. However, being to the rear elevation (only apparent from rear access lane), approval of a larger flat roofed dormer to the front elevation being granted (most properties along Belmont Terrace have flat roof dormer to front elevation) and has there are existing flat roofed dormer similar to the proposal to the rear elevations of Belmont Terrace; overall, it is considered adequate in this instance. It should be stressed that in most locations this form of development would be strongly resisted. Potential impacts of neighbouring amenities - 6.3 While the proposal would introduce a larger window than what existing, it is considered the increase in size what not significantly increase potential overlooking over what current exists. I tis also note the widows would serve a bedroom (as existing) and therefore not a primary habitable room.

7.0 CONCLUSION - 7.1 As such, the proposal is considered to comply with General Policy 2 and have no significant adverse impacts upon public or private amenities. The application is, therefore, recommended for approval.

8.0 RIGHT TO APPEAL AND RIGHT TO GIVE EVIDENCE - 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:

• o applicant (in all cases);
• o a Local Authority; Government Department; Manx Utilities; and Manx National Heritage that submit a relevant objection; and
• o any other person who has made an objection that meets specified criteria.

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):

• o any appellant or potential appellant (which includes the applicant);
• o the Department of Environment, Food and Agriculture, the Department of Infrastructure and the local authority for the area;

• o any other person who has submitted written representations (this can include other Government Departments and Local Authorities); and
• o in the case of a petition, a single representative.

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: 30.07.2025 Determining Officer Signed : J SINGLETON Jason Singleton Principal Planner

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