23 June 2025 · Delegated
3, Brisbane Street, Douglas, Isle Of Man, IM1 3jl
Permission was granted for works at 3 Brisbane Street, Douglas, comprising the replacement of an existing rear extension, the addition of a rear dormer window, and the enlargement of the existing rear vehicular access. The property is a two-storey terraced house whose rear backs onto Green Lane, which already provides access to a courtyard parking space. The site sits just outside the Windsor Road Conservation Area, whose boundary runs along the west side of Green Lane. The officer's assessment focused on whether the proposed changes would harm the character and appearance of the area and the setting of the Conservation Area, affect the living conditions of neighbouring occupiers, or raise highway safety concerns. The application was approved under delegated powers on 23 June 2025, subject to three conditions, with the officer recommending approval.
The application was approved on 23 June 2025 under delegated powers. The key planning issues considered were the effect on the character and appearance of the area and the nearby Windsor Road Conservation Area, the impact on neighbouring residents' living conditions, and highway safety. The proposal was found acceptable on all three counts.
protection of local character and the environment
concern the protection of local character and the environment
protection of local character and the environment
concern the protection of local character and the environment
Strategic Policy 5: New development, including individual buildings, should be designed so as to make a positive contribution to the environment of the Island. In appropriate cases the Department will require planning applications to be supported by a Design Statement which will be required to take account of the Strategic Aim and Policies. 4.4 Economy 4.4.1 The Spatial Strategy identifies the Major Employment Areas around the Island. While the majority of business and employment is focused around the Douglas Metropolitan Area, there are other major employment areas at Castletown, the Airport/Freeport, Peel, Ramsey and Jurby. The Department considers the distribution of employment areas provides a spread of employment opportunities around the Island. While recognising the opportunities for small scale local employment within existing centres it is considered new employment should, in the main, be concentrated within existing settlements or those major employment areas referred to in the Island Spatial Strategy and illustrated on the Key Diagram. Existing Local and new Area Plans will provide detailed boundar ies for these areas. From time to time Government may judge it appropriate to offer financial incentives to encourage economic activity or investment in particular parts of the Island.
protect or enhance the fabric and setting of Conservation Areas
requires development to protect or enhance the fabric and setting of Conservation Areas
development close to Conservation Areas to protect important views into and out of them
requires development close to Conservation Areas to protect important views into and out of them
Environment Policy 36: Where development is proposed outside of, but close to, the boundary of a Conservation Area, this will only be permitted where it will not detrimentally affect important views into and out of the Conservation Area. 7.31 Advertisements in Conservation Areas 7.31.1 Some advertisements found and proposed in Conservation Areas are inappropriate and do not reflect the special character and designation of the area. The design of advertisements should respect the physical appearance of the premises in order to integrate re adily with its surroundings. Traditional details, hanging signs and hand painted signage are most appropriate and will be encouraged.
development in accordance with land use zoning and other relevant proposals and policies
provides that development in accordance with land use zoning and other relevant proposals and policies of the Development Plan will normally be permitted
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
presumption in favour of extensions to existing property
"As a general policy, in built up areas not controlled by Conservation Area or Registered Building policies, there will be a general presumption in favour of extensions to existing property where such extensions would not have an adverse impact on either adjacent property or the surrounding area in general"
in Recreation Policy 3 and Appendix 6. The latter provides examples of the size and type of provision required. 8.11 Open Space and Recreation 8.12 The Isle of Man Strategic Plan Context 8.12.1 The Isle of Man Strategic Plan identifies that Open Space in towns and villages on the Island forms an integral part of the fabric of community life, taking various forms and serving many purposes. Open Space ranges from the formal, such as formally laid parks and play areas, to the informal, such as open countryside, glens and the extensive public footpath network. The need for Open Space is that it forms part of the Island's heritage as well as being an attractive and usable asset. In the wider context, it provides visual and spiritual relief from the developed urban settlements on the Island, and provides recreational enjoyment in respect of various active and some less active forms of sporting activity. Open Spaces also provide a means of improving the health and fitness of the Island's population.
Condition 1
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Condition 2
All external facing and roofing materials to be used on the development hereby approved shall match those of the existing building unless otherwise specified on Drawing No. 25 1888 04.
Condition 3
The new sliding gate hereby approved shall not be fitted until details have been provided to and approved in writing by the Department and the development shall take place in accordance with the approved details and be retained as such thereafter.
