DEC Officer Report

PLANNING OFFICER REPORT AND RECOMMENDATIONS

Applicant: Chris Norman Enterprises Limited Proposal Conversion of dwelling into three apartments, installation of rooflight and new render to all elevations Site Address 18 Selborne Drive Douglas Isle Of Man IM2 3LP Case Officer : Paul Visigah Photo Taken: 23.08.2023 Site Visit: 23.08.2023 Expected Decision Level Planning Committee Recommended Decision: Refused Date of Recommendation 28.03.2024

_______________________________________________________________ Interested Person Status – Additional Persons

It is recommended that the following Government Departments should not be given Interested Person Status on the basis that although they have made written submissions these do not relate to planning considerations:

• o Manx Utilities Drainage

It is recommended that the owners/occupiers of the following properties should be given Interested Person Status as they are considered to have sufficient interest in the subject matter

• of the application to take part in any subsequent proceedings and are not mentioned in Article 4(2):

16 Selborne Drive, Douglas, as they satisfy all of the requirements of paragraph 2 of the Department's Operational Policy on Interested Person Status.

It is recommended that the owners/occupiers of the following properties should not be given Interested Person Status as they are not considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings and are not mentioned in Article 4(2):

23 Selborne Drive, Douglas, as they are not within 20m of the application site and the development is not automatically required to be the subject of an EIA by Appendix 5 of the Strategic Plan, in accordance with paragraph 2B of the Policy. ________________________________________________________________

Officer’s Report

THIS APPLICATION IS REFERRED TO THE PLANNING COMMITTEE AT THE REQUEST OF THE HEAD OF DEVELOPMENT MANAGEMENT

- 0.0 PREAMBLE

0.1 This application was considered by the Committee on 8th April 2024 and deferred for a site visit. - 0.2 The Sit visit was carried out on Friday 12th April 2024. - 0.3 The report is unchanged. However, the details of further correspondence and additional representations will be confirmed via verbal update to the Committee.

1.0 THE SITE - 1.1 The application site represents the residential curtilage of 18 Selborne Drive, Douglas, which is a large semi-detached late Victorian/Edwardian dwelling situated on the north eastern side of Selborne Drive, near the junction with Tennis Road. - 1.2 The existing dwelling has its detached garage accessed via Tennis Road and Colden Lane. The rear garden which could be assessed via a pedestrian side gate from the main entrance would also be assessed via a pedestrian gate at the rear of the dwelling. The existing dwelling has access to two parking spaces in front of the dwelling and the single garage to the rear. - 1.3 The street scene is characterised by similar sized dwellings most of which utilise the

unrestricted on street parking along the adjoining street for additional vehicle parking. The site has access to bus corridors along the adjoining streets.

2.0 THE PROPOSAL - 2.1 Planning approval is sought for Conversion of dwelling into three apartments, installation of rooflight and new render to all elevations. - 2.2 The proposed works breakdown is as follows:

• 2.2.1 Conversion of dwelling into three flats

• a. The internal arrangement will result in the creation of three flats; one two bedroom apartment on each of the three floors (ground, first and second floor).
• b. Each apartment would have a layout supporting an open plan living room/kitchen, two bedrooms, and a large bathroom.
• c. There would be an enclosed porch and utility on the ground floor which will serve all the apartments.
• d. Each apartment would have access to a single parking space, although two of the cars would be parked in tandem.

• 2.2.2 Other works would include:

• a. Installing new UPVC framed side lights to the sides of the main dormer on the front elevation of the dwelling.
• b. Installation of a new rooflight measuring about 600mm x 600mm on the northwest roof plane. The rooflight is to be similar to the existing rooflight on the southwest (front) roof plane.
• c. Installing bicycle rack store within the rear garden and by the existing garage. The bicycle rack is to house seven bicycles.
• d. Installation of a wall mounted baby carriage storage at rear of utility room. NO details of the baby carriage has been provided.
• e. Provision of bin storage area in front of the dwelling.

2.4 No trees on site would be removed to facilitate the development. - 3.0 PLANNING POLICIES

3.1 Site Specific

• 3.1.1 The application site is located within an area designated as Predominantly Residential Use on the Area Plan for the East (Map 4 - Douglas), and the site is located within the Douglas

(Selborne Drive) Conservation Area. The site is not prone to flood risks or within a registered tree area and there are no registered trees on site.

- 3.2 TOWN AND COUNTRY PLANNING ACT 1999

• 3.2.1 S18 Designation of conservation areas

(4) Where any area is for the time being a conservation area, special attention shall be paid to the desirability of preserving or enhancing its character or appearance in the exercise, with respect to any buildings or other land in the area, of any powers under this Act.

3.3 National policy: THE ISLE OF MAN STRATEGIC PLAN 2016

• a. Environment Policy 35 - Seeks to preserve or enhance the character or appearance of Conservation Areas.
• b. Environment Policy 34 - expresses a preference for the use of traditional materials in the maintenance, extension or alteration of pre-1920 buildings.
• c. Environment Policy 42 - character and need to adhere to local distinctiveness.
• d. General Policy 2 - General Development Considerations.
• e. Paragraph 8.12.1 - General presumption in favour of extensions to existing properties (excluding Conservation Areas or Registered Buildings).
• f. Strategic Policies 1, 2, 5 - relate to re-use of existing sites, location of new development within existing towns, and good design.
• g. Strategic Policy 12 - Sets out the considerations for improving the quality and condition of the existing housing stock and creation of flats by conversions.
• h. Housing Policy 17 - Allows for the conversion of buildings into flats.

• a. Strategic Policies 3 - promote use of local materials and character.
• b. Strategic Policy 4 - Seeks to Protect or enhance the fabric and setting of Conservation Areas (etc.).
• c. Strategic Policy 5 - New development, including individual buildings should be designed to make a positive contribution to the environment of the Island.
• d. Transport Policy 4 - Highway capacity and safety considerations.
• e. Transport Policy 7 - Parking considerations/standards for development.
• f. Other policies within the Strategic Plan which are considered relevant in the assessment of the proposal are; Infrastructure Policy 5, Community Policy 11, Community Policy 7 and Community Policy 10.

3.4 Planning Policy Statements: 1/01 POLICY AND GUIDANCE NOTES FOR THE CONSERVATION OF THE HISTORIC ENVIRONMENT OF THE ISLE OF MAN

• 3.4.1 POLICY CA/2 - Special Planning Considerations

4.0 OTHER MATTERIAL CONSIDERATIONS - 4.1 THE RESIDENTIAL DESIGN GUIDE (July 2021)

• 4.1.1 Whilst not adopted planning policy, DEFA's Residential Design Guidance is a material consideration in the assessment of this application as, "It is intended to apply to any residential development within existing villages and towns, including individual houses, conversions and householder extensions". Sections 2.0 on sustainable construction, 3.1 which refers to local distinctiveness, Section 5 for Architectural Details, and 7.0 which deal with impact on neighbouring properties are considered relevant to the current scheme.
• 4.1.2 Other relevant sections include:

• 4.1.2.1 Paragraph 1.1.9 which states: "The document is not a Planning Policy Statement (as per Section 3 of the Town and Country Planning Act 1999) but is capable of being an 'other material consideration' (as per Section 10(4)(d) of the Act). Furthermore, where proposals adopt the approaches set out within this document, they are more likely to be considered to comply with the detailed Development Plan policies that relate to design. For example, General Policy 2 of the Isle of Man Strategic Plan

(2016)."

4.2 Character Appraisal for Selborne Drive Conservation Area 2003.

• 4.2.1 The contributions made by key buildings

• 4.4.1.1 Paragraph 3.17 "3.17 Selborne Drive was laid out from 1883 and originally the entire length from Hawarden Avenue to Quarter Bridge Road was known as Selborne Road. The Western Section adopted the title 'Drive' from around 1900. The properties in the area are almost all large, semi-detached, late Victorian/Edwardian residences. Materials tend to be smooth or rough cast render, slate roofs which often feature prominent projecting gables over squared bays. Houses are set within low-walled gardens to the front and the density of development is much less intensive than the high Victorian Terraces seen elsewhere in town. The title 'Drive' is highly appropriate given the completely straight layout of this important roadway. Properties maintain a uniform set back giving a sense of Edwardian elegance to the area. There are some repetition of design features in the pairs of houses such as Edwardian sliding sash windows; curved eaves soffits; square bayed windows, some of which are framed with smooth-rendered banding; and rendered elevations. The use of this language serves to unify the appearance of the group which is one of the most stylish approaches to residential areas of the upper town."
• 5.0 PLANNING HISTORY

5.1 Whilst there is a planning history for the application site, it is considered that none of the previous planning applications are considered relevant in the assessment and determination of this current application.

5.2 A review of the Planning History for the entire Selborne Drive shows that no approvals have been granted for conversion of any of the dwellings to apartments with the properties here still retained largely as large detached or semi-detached dwellings serving single households. Of the 155 determined planning applications on record for Selborne Drive, one (PA 88/04358/B) relates to the conversion to apartments and this application was refused. - 6.0 REPRESENTATIONS Copies of representations received can be viewed on the government's website. This report contains summaries only.

6.1 DOI Highways find the proposals to be acceptable, including relaxations on parking provision due to the site being in a sustainable location in Douglas, and therefore do not oppose (DNO) the application. The Applicant is advised to consider installing an electric vehicle charging point to aid net zero objectives (10 October 2023/30 January 2024).

6.2 Douglas Borough Council have stated that the development must not prohibit the refuse bins from being removed from the highway to be stored within the curtilage of the property between refuse collections (9 February 2024).

6.3 Manx Utilities Drainage have stated that they have no objections to the application. They provide further advice on the discharge of surface water and connection to the public sewers (21 June 2023). - 6.4 The owners/occupiers of 23 Selborne Drive, Douglas, objet to the application due to the following reasons (27 June 2023):

• o Insufficient parking in the area, and the increase in number of occupancy to three families would exacerbate the parking challenges.
• o Apartments would not be in keeping with the immediate vicinity.

6.5 The owners/occupiers of 16 Selborne Drive, Douglas, objet to the application on the following grounds (29 June 2023):

• o The proposed dormer would not be in keeping with the character of the building and Conservation Area.
• o Noise concerns from more families using the dwelling.

- 7.0 ASSESSMENT

7.1 The fundamental issues to consider in the assessment of the current application are:

• a. Principle of the proposed conversion of the dwelling into three apartments (STP 12, EP35, & GP2)
• b. Impacts on Character or Appearance of the site and Conservation Area (GP2, SP4, EP35, PPS 1/01);
• c. Impacts on the amenities of the neighbouring properties (GP2); and
• d. Impacts on parking provisions (GP2 & TP7).

- 7.2 PRINCIPLE OF THE PROPOSED CONVERSION OF THE DWELLING INTO THREE APARTMENTS

• 7.2.1 In assessing the acceptability of the proposed conversion of the dwelling, it is first noted that the site sits within a Conservation Area, and within an immediate street scene dominated by mainly single family detached and semidetached homes in spacious plots, where the introduction of flats would be inconsistent with the nature of dwellings in the area. It is also noted that this character is clearly referenced in Paragraph 3.17 of the Character appraisal for the Conservation Area which notes that "the properties in the area are almost all large, semidetached, late Victorian/Edwardian residences", whilst also noting that "the density of development is much less intensive than the high Victorian Terraces seen elsewhere in town". These reinforce the fact that unlike the other parts of Douglas noted for a history of housing large boarding houses and holiday accommodation which would easily allow conversions into apartments, this part of Douglas has a specific identity and density which needs to be protected in its own right.
• 7.2.2 Whilst it is noted that there is support within Section 8.13 of the Strategic Plan for the Conversion of large dwellings within the island, and particularly Douglas, there is no evidence to suggest that the existing dwelling in its current form is no longer suitable for use as a single dwelling. Likewise, there is no clear indication of a shortage of demand for larger single family dwellings in the wider area to support the splitting of the dwelling into smaller residential units in an area known to support large single family residences, particularly as there are implications for parking, and other domestic intensifications of use, noting that the dwelling sits as a building of townscape merit in an area with uniform character in terms of density of use and appearance.
• 7.2.3 It must be emphasised that although the Strategic Plan seeks to provide for housing needs, it is not the intention of the plan to diminish the volume and quality of the existing housing stock. In fact, Strategic Policy 12 is clear that favourable consideration will generally be given to proposals for improving the quality and condition of the existing housing stock. This policy goes further to provide scenarios for converting properties to flats by placing emphasis on the conversion of redundant boarding houses, and vacant/underused space above commercial premises, which the existing semi-detached dwelling cannot be categorised as. Given the above, it would be vital to reiterate that the goal is to deliver a wide choice of high quality homes, widen opportunities for home ownership and create sustainable, inclusive and mixed communities, without compromising established housing types and densities that seek to accommodate housing demands and needs for every community on the island.
• 7.2.4 Therefore, it is considered that the principle of converting the existing dwelling situated in a part of a Conservation Area recognised for large detached and semi-detached dwellings would be at variance with the provisions of Strategic Policy 12 and General Policy 2 (c & g), whilst also failing to align with Environment Policy 35, as the scheme as proposed would not ensure that the special features contributing to the character and quality of the immediate locality are protected.

- 7.3 CHARACTER AND APPEARANCE

• 7.3.1 In terms of potential impacts of the proposed works on the existing building, it is first considered that the proposal would broadly not conflict with Section 18(4) of the Town and

• Country Planning Act which requires that special attention shall be paid to the desirability of preserving or enhancing the character or appearance of a Conservation Area in the exercise, with respect to any buildings or other land in a Conservation area, as elements of the proposal (such as the re-rendering of the building) would facilitate the retention and preservation of the existing built fabric on site.
• 7.3.2 With regard to the assessment of impacts on the character and appearance of the site and Conservation Area to which the property sits, it must first be established that character and appearance are two separate elements, as character could be defined by the key architectural and design elements, essential features and special qualities that contribute to each area's architectural and historic interest (and these include features of the buildings and street scene), as well as the nature of uses within the area which may have evolved or remained the same through time. It would be vital to note that the historic character of a place is the group of qualities derived from its past uses that make it distinctive. This may include: its associations with people, now and through time; its visual aspects; and the features, materials, and spaces associated with its history, including its original configuration and subsequent losses and changes (Historic England, 2017 - The Setting of Heritage Assets: Historic Environment Good Practice Advice in Planning Note 3, Second Edition). Appearance on the other hand refers to the aspects of a building or space which determine the visual impression the building or space makes, such as its architecture, building techniques, decoration, colour, texture, and lighting (Planning and Environment Wales, 2022 - Character, Appearance and Design), as such appearance refers mainly to the visual elements of a building and area, that is, how a place looks.
• 7.3.3 Given the above, it is considered that the physical works proposed only seek to make minor alterations to the external appearance of the building, with the particularly noticeable elements being the re-rendering of the building which would largely replicate the existing appearance, as well as the installation of new rooflight and side lights to the existing dormer on the front elevation of the property. As such, it is not considered that there would be adverse impacts on the appearance of the property. However, it must be emphasised that the special features of a Conservation Area go beyond appearance, and also includes key attributes of an area such as, parking, density of housing, and other attributes linked to use such as the servicing of dwellings which includes the storage of bins and bikes, access to meter boxes, space for drying clothes or places for deliveries, and these further serve to define the character of the area. Thus, in considering the impacts on the character and appearance of the area, a holistic approach would be utilised in determining the acceptability of the proposed development for the site and Conservation Area.
• 7.3.4 For context, the changes to the physical attributes of the existing building on site, would be appropriate given their design and size, and as rooflights and side lights can be found on the properties within the street scene and Conservation Area. In fact, the adjacent semi-detached dwelling at No. 16, as well as No.s 14 and No. 8 Hawarden Avenue which has most of its prominent side elevation on Selborne Drive, have conspicuous side lights. Many of the dwellings here also have prominent roof lights on their front and side elevations. Likewise, the rendering would improve the appearance of the property and contribute to its appeal within the immediate street scene. As such, it is considered that these elements of the proposal would serve to preserve the appearance of the building.
• 7.3.5 Conversely, the resulting changes to the site and immediate area as a result of the proposed increase in density within the dwelling, through the creation of three new apartments is considered to be at variance with the character of this part of the Selborne Drive Conservation Area. It must be emphasized that Selborne Drive is primary a residential street within the Selborne Drive Conservation Area wherein the character is established by the high architectural quality and layout of the buildings and associated land. This character is further defined by the large, and either detached or semi-detached dwellings, set in moderately sized plots, and which provide for on-site parking largely able to accommodate two cars parked

• within the curtilages, or three cars where vehicles are parked in tandem parking. Whilst, significant attention has been paid to the architectural detailing on the residences, particular attention has also been paid to the size and type of dwellings here, as well as the density which is unlike most parts of Douglas, being less intensive (See Paragraph 3.17 of the Character Appraisal).
• 7.3.6 In addition to the factors highlighted in 7.3.4 above, there are no examples of similar properties or any property within the street scene being converted to apartments. Moreover, the additional domestic paraphernalia associated with the increased density to three households such as clothe lines, outside storage, and recreational areas would alter considerable the nature of the site area relative to the neighbouring properties which support single families, particularly as the internal layout for the apartments do not provide for additional storage provisions as is evident in the fact that prams (baby carriages) would be stored outside the apartments, and exposed to the elements.
• 7.3.7 Granting the occupier number may not change considerably over the use of the dwelling as a single large dwelling, there is no guarantee that the three household that would occupy the new apartments would be small households, given the size of the new apartments which could accommodate three 6 member households, with a total occupancy of 18 occupants, and this increase in occupancy would be unattainable with a single family household. Thus, it is considered that the increased intensity of use of the existing semi-detached property in a quiet residential area, together with its regular periodic arrivals and departures of the occupants of the apartments and their visitors, would introduce an intensity of use which at present, does not exist within any of the properties on Selborne Drive.

• 7.3.7 It is further considered that three households would result in a greater number of comings and goings, car ownership and waste bins usage than a single family dwelling, with cumulative harm to the character of the area which is accustomed to use by single families. It has also been recognised that parking arrangement has a fundamental effect on the quality of a place or development, and this is particularly relevant in respect of conversion of a house to flats which can lead to parking taking up the front garden in a bid to provide for additional parking needs when the new use is established, with the resultant effect being a diminished value in the character and appearance of the street due to the reduction in size of front gardens which serve as an integral element of the street character.
• 7.3.8 Based on the foregoing, it is considered that although the scheme has positive elements which would serve to preserve the appearance of the area, the overall scheme which seeks to introduce apartments in a street where none exists, with its attendant intensification which holds potential to alter the character of the immediate vicinity would conflict with Section 18(4) of the Town and Country Planning Act which requires that special attention shall be paid to the desirability of preserving or enhancing the character or appearance of a Conservation Area in the exercise, with respect to any buildings or other land in a Conservation area. This would also be averse to the provisions of Environment Policy 35, General Policy 2, and Strategic Policy 4 (a) of the Strategic Plan.

- 7.4 IMPACT ON NEIGHBOURS

• 7.4.1 In terms of impacts on neighbours, it is noted that the element of the proposal with the potential to impact on neighbours is the potential for increased noise and activity, associated with the number of people living at and visiting the property, which would be considerably in excess of what might reasonably be expected from a single dwelling.
• 7.4.2 In terms of potential disturbance associated with increased activity at the site, it is considered that a single large family dwelling of four to five rooms is of a nature of occupation that would generate les frequency and timing of people leaving and entering the property, with movements more likely to be predictable and compatible with the lifestyles of the adjoining single family occupants of the dwellings in the immediate vicinity. Thus, it is considered that the

• proposed introduction of three apartments at the property would exacerbate existing disturbance and noise concerns for the adjoining neighbours, particularly No. 16 which exists as a semi-detached dwelling with the application site, minding there are no noise insulation measures that could be enforced via existing planning policies to protect this neighbour from noise impacts.
• 7.4.3 Whilst the concern noted above could be exacerbated by the use being established on the site, with the properties being occupied by large families, given that the new apartments are all two bedroom apartments suitable for three families with 6 member households (due to the floor area available to each of the apartments), there is no evidence to suggest that this would be the case. As such, it is not considered that the potential disturbance and noise increase would be sufficient to warrant refusal of the application, although it must be noted that there is a high potential for harmful and unacceptable impacts upon neighbouring living conditions as a result of the proposed development.

- 7.5 IMPACTS ON PARKING/HIGHWAY SAFETY

• 7.5.1 In terms of parking provisions, it is considered that the property has three parking space allocations for the apartments, two of which are such that could result in larger vehicles to the property being pushed unto the pedestrian walkway given that the length of the parking in front of the property is only 9.6m which is well below the standard stipulated in the Manual for Manx Roads which requires driveways to have a minimum length of 5.5m for a single vehicle (11m for two cars). Likewise, the width of the driveway which is set at 2.6m is also set well below the minimum width of 3.4m for driveways that support pedestrian access such as the case for the current application. Whilst it is noted that the site is close to existing public transport corridors within Douglas where relaxation of the standards would be acceptable, the scheme as proposed does not even meet the standard for the provision of three parking spaces to support single cars parked within the curtilage, and the site is not close to any public car park that would serve to diminish parking concerns associated with the proposed development.
• 7.5.2 The fact that the scheme would provide for seven cycle storage provisions is noted and also commended. However, there is no guarantee that the cycle provision would serve to diminish the demand for parking in the area, as there is little evidence provided with this application to suggest that cycle provision has actually diminished the demand for car parking spaces within Douglas, given the rising pressure on on-street parking within Douglas, despite these provisions in recent developments.
• 7.5.3 Furthermore, the increased parking associated with the new residential units (which are all two bedroom dwellings) together with the associating parking demand for visitors would displace additional parking to the street and this would not be in the interest of highway safety. It must be noted that parking is a key concern for Selborne Drive, as well as the adjoining streets such as Tennis Road, Albany Road, Brunswick Road, Alexander Drive, Selborne Road, and Primrose Avenue, particularly during the mornings and evenings when the demand for parking by residents is particularly high. In fact, a visit to the area during lunch time on Wednesday 23 August 2023 showed that there was highly limited parking available in the area even during lunch, as over 80 percent of the on street parking was taken up during the entire period of the visit which lasted for about 30 minutes. Frequent visits to the area at various times of the day, which includes weekdays and weekends reinforces the lack of parking provisions in the area; a situation that would be exacerbated by the introduction of three new independent units of accommodation on site.
• 7.5.4 The concern regarding parking is further exacerbated by the fact that there is no public car park within close proximity, which would serve to absorb the additional parking demand created. Likewise, the site is not a town centre location where it could easily be argued that the site sits within close proximity to existing employment centres and opportunities and as such would not demand vehicular movements.

• 7.5.5 Granting the advice offered by DOI Highway Services confirms that they have no highway safety or parking concerns, with particular emphasis for relaxations on parking provision placed on the site being in a sustainable location in Douglas, the Strategic Plan is clear within Appendix 7 that for such relaxations would be allowable where proposals support the need to find a use for redundant buildings which are in sound condition. In this case, there is nothing to suggest that the existing building is redundant for its use as a single large semidetached dwelling. Moreover, the size of the dwelling as a five bedroom dwelling is not such that is out of demand within the immediate vicinity, and it is not considered that the scheme as proposed would be in the interest of protecting or preserving the key attributes of this part of the Selborne Drive Conservation Area. As such, it is not considered that the provisions set out within Appendix 7 of the Strategic Plan for allowing the relaxation parking standards has been fully met in this case.
• 7.5.6 Overall, it is considered that the scheme fails to provide for at least three practical car parking arrangements for the apartments in accordance with the minimum standards stipulated in the Manual for Manx Road, and as such would conflict with the provisions of Transport Policy

• 7. Likewise, there is no evidence to suggest that the existing building is redundant for its use as a large semi-detached dwelling or that the three substandard parking provisions would be appropriate for the three two bedroom dwellings proposed within the scheme, and it is not considered that the impact on the character and appearance of the surrounding area would be positive. As such, it is not considered that the provisions set out within Paragraph A.7.1 of Appendix 7 of the Strategic Plan for allowing the relaxation parking standards has been fully met with the current application.
• 8.0 CONCLUSION

8.1 Overall, and for the reasons stated above, it is considered that the proposal would fail to comply with Strategic Policy 12, General Policy 2 (c, g & h), Transport Policies 6 and 7, whilst also failing to comply with Environment Policy 35, and Strategic Policy 4 of the Strategic Plan, and Planning Circular 1/01. The application is, therefore, recommended for refusal on these grounds. - 9.0 INTEREST PERSON STATUS

9.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons:

• (a) the applicant (including an agent acting on their behalf);
• (b) any Government Department that has made written representations that the Department considers material;
• (c) the Highways Division of the Department of Infrastructure;
• (d) Manx National Heritage where it has made written representations that the Department considers material;
• (e) Manx Utilities where it has made written representations that the Department considers material;
• (f) the local authority in whose district the land which the subject of the application is situated; and
• (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material. 9.2 The decision-maker must determine:

• o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and
• o whether there are other persons to those listed above who should be given Interested Person Status.

I can confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to the it by the appropriate DEFA Delegation and that in making this decision the Committee has agreed the recommendation in relation to who should be afforded Interested Person Status.

Decision Made : Permitted Committee Meeting Date:…22.04.2024

Signed : P VISIGAH Presenting Officer

Further to the decision of the Committee an additional report/condition reason was required (included as supplemental paragraph to the officer report).

Signatory to delete as appropriate YES/NO See below

Customer note

This copy of the officer report reflects the content of the file copy and has been produced in this form for the benefit of our online services/customers and archive records.

PLANNING COMMITTEE DECISION 22.04.2024

Application No

23/00655/B

Applicant Chris Norman Enterprises Limited Proposal Conversion of dwelling into three apartments, installation of rooflight and new render to all elevations Site Address 18 Selborne Drive Douglas Isle Of Man IM2 3LP Planning Officer

Paul Visigah

Presenting Officer

As above

Addendum to the Officer Report

The Committee at its meeting held on 22nd April 2024, overturned the recommendation of the case officer to refuse the application and recommended approval. This decision was proposed and seconded.

Reason for Approval: On balance, the proposed use of the dwelling as three apartments is not considered to have detrimental impacts on the character and appearance of the site and Conservation Area. The proposal is, therefore, considered to preserve the character and appearance of the Conservation Area, thus complying with Environment Policy 35 and General Policy 2 of the Strategic Plan.

Members agreed to approve the application, subject to 6 planning conditions which are as follows:

C1: Standard 4 year condition C2: Parking Allocation Prior to the use of the apartments hereby approved, details of the allocation of the parking area within the garage shall be submitted to and approved in writing by the Department. This garage parking shall be retained for the parking of vehicles only and for no other purpose. Reason: To ensure that provision is made for off-street parking in the interests of highway safety. C3: Restoration of Front Wall Prior to the commencement of the development hereby approved, details which show the reinstatement of the pedestrian access in front of the property (which currently exists as a driveway), including its pedestrian gate and piers shall be submitted to and approved in writing by the Department. The pedestrian access and gate shall be reinstated strictly in accordance with the approved plans and thereafter retained as such.

The gate and piers shall be in place prior to the occupation of the apartments. Reason: To take account of the particular planning circumstances of the development hereby approved and to safeguard the character and appearance of the Conservation Area. C4: Secure Bicycle Storage Provision Prior to the occupation of the development hereby approved, the secure bin/bicycle storage areas shall be provided in accordance with the approved plans (Drawing No. 23/3198/02 Rev C), and shall be permanently retained thereafter and solely for the purpose of cycle storage. Reason: To promote sustainable travel in the interests of reducing pollution, congestion and given a relaxation of the parking standards have been agreed. C5: Provision of Services Notwithstanding the details that have been submitted, no services provided for the apartments (electric boxes etc.) shall be installed outside the property. Reason: To take account of the particular planning circumstances of the development hereby approved and to safeguard the character and appearance of the Conservation Area. C6: Bin Storage Location. Notwithstanding the details submitted, details of a secure bin storage area shall be submitted to and approved in writing by the Department. The bin storage area which shall include provision of recycling area shall not be set out at the front of the property, but at the rear. The secure bin storage area shall be provided in accordance with the approved plans and shall be permanently retained thereafter and solely for the purpose of refuse storage. Reason: To take account of the particular planning circumstances of the development hereby approved and to safeguard the character and appearance of the Conservation Area.