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The site is a three storey office building located on the southern side of Demesne Road. The site lies within an area zoned as Predominantly Residential in the Douglas Local Plan 1998 and is located within a Conservation Area. To the south of the application site is a Car park, to the east is No.9 Demesne Road and to the west is No.15 Demesne Road. These properties have been sub-divided into flats
The application is seeking an approval in principle to convert the building into six residential units.
Isle of Man Planning Scheme (Douglas Local Plan) Order 1998.
The following previous planning application is considered relevant to the consideration of this application:
PA 00/00537/C - Change of use of residential home to administrative centre and educational centre related to Hospice Care. Approved at Appeal.
Douglas Corporation does not object to the application. The Highways Division of the Department of Transport – do not oppose the application. The Isle of Man Water Authority has commented on the water connection for the flats. Environmental Health of DoLGE have commented that the flats must comply with the Housing (Flats) Regulations 1982
Housing Policy 17 of the Isle of Man Strategic Plan states that "The conversion of buildings into flats will generally be permitted in residential areas provided that:
The use is compatible with the area since the area is zoned as predominantly residential in the Douglas Local Plan and there are other flats in the vicinity of the application site. I consider the principle of developing the site for residential to be acceptable in this locality.
In terms of the indicative layout of the building, the principal rooms of the flats generally have a pleasant outlook. There are a couple of minor issues with the indicative plans in terms of window positions in relation to outlook and overlooking. However, the plans are indicative only and can easily be resolved at the Reserved Matter stage. I therefore do not feel these issues should prevent an approval in principle being granted and I consider the flats will provide a satisfactory living environment for the future occupiers.
The site is within walking distance of local shops and a major bus route on Woodbourne Road and I consider the application site to be located within a sustainable location. Due to the constraints of the site, on site parking would not be possible. However, the policy does not necessarily require the provision of off-road street parking. On balance, I consider the proposal to be acceptable and would not adversely affect the demand for parking within the area.
I therefore recommend that the planning permission be granted subject to conditions.
The Department of Transport and the local authority are, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (c) and (d), considered "interested persons" and as such should be afforded party status.
Whilst the IoMWA represents a statutory authority, the points raised in correspondence relate to Building Control matters and not planning and as such should not be afforded party status in this instance.
The Environmental Health Officer represents part of the Department of Local Government and the Environment and as such forms part of the Planning Officer's case. As such separate party status should not be afforded in this instance. In any case the points raised by the Environmental Health Officer relate to separate legislation and are not material planning considerations.
Recommended Decision: Permitted
Date of Recommendation: 18.07.2007
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal O : Notes attached to refusals
C 1. This approval is in principle only and will remain valid for a period of two years within which time no development may take place until such time as details of the reserved matters (siting, design, external appearance, internal layout, means of access, landscaping) have been approved by the Planning Authority. Such reserved matters should form the subject of a single application.
C 2. This approval relates to the application site as defined by the red line on drawing no. SC 1012/SK1 date stamped the 8th May 2007. No consent is granted for the proposed layout of the building shown on this particular drawing.
N 1. For a change in the water supply to premises (domestic or commercial) the applicant should contact the Isle of Man Water Authority Byelaws Inspector (Michael Karren), telephone 695957.
Decision Made : [Handwritten signature] Committee Meeting Date : 16/8/07
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