16 January 2025 · Delegated
33, Bucks Road, Douglas, Isle Of Man, IM1 3de
The application proposes converting an existing detached office building on the corner of Bucks Road and Princes Street, Douglas into seven two-bedroom apartments. The building is three storeys with additional roof space, and has a private car park at the rear accessed from Princes Street. The key planning issues were whether residential use was appropriate in this mixed-use area, the impact on the streetscene and character, the living standards of future occupants, parking provision, and effects on neighbouring properties. Officers concluded the proposal fits the mixed-use character of the area, does not remove any active frontage, and each flat would have suitable outlook and access to bin storage and cycle parking in the rear car park. Although the parking provision falls short of the standard requirement for two-bedroom apartments, a relaxation was accepted given the availability of cycle parking, the town centre location, proximity to public transport, and walking distances. No adverse impacts on neighbouring properties were identified, and conditions were attached to secure the parking, cycle storage, and bin arrangements.
The conversion was approved because it makes use of an underused building in a mixed-use town centre area without harming the streetscene or removing active frontage. Each flat meets minimum outlook and amenity standards, and the shortfall in car parking was accepted given the town centre location, cycle parking provision, and proximity to public transport. Conditions ensure the parking, cycle storage, and bin store are delivered before occupation.
Strategic Policy 1
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
Spatial Policy 1
development in Douglas
General Policy 2
development standards
Housing Policy 17
general standards sought in the conversion of buildings
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.
Transport Policy 7
parking provision in accordance with standards
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.
Appendix 7
Parking Standard
Appendix 7.6
standards can be relaxed under certain circumstances
Paragraph 9.10.6 Mixed Use Area 4 - St George's
Mixed Use Area 4
Mixed Use Proposal 4
Town Centre - Mixed Use Proposal 4
Section 6.5
Ensuring the efficient use of land and buildings
Urban Environment Proposal 1
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 any apartment hereby approved, the access, car parking and footpaths shall be laid out and provided in full accordance with the details shown on drawing number P/00-03 Rev A and shall be retained as such thereafter.
Condition 3
Prior to the occupation of any apartment hereby approved, the bicycle storage area shall be provided in full accordance with the details and approved plans and shall be permanently retained thereafter for sole use by the building.
Condition 4
Prior to the occupation of any apartment hereby approved, the bin store shall be provided in full accordance with the details and approved plans and shall be permanently retained thereafter for sole use by the building.
