Officer Report

Application No.: 17/01338/B Applicant: Lloyds Banking Group Proposal: Alterations, installation of replacement windows, curtain walling and replacement of existing brickwork facade with cladding Site Address: Peveril Building Peveril Square Douglas Isle of Man IM1 2BS Case Officer : Mr Chris Balmer Photo Taken: 17.01.2018 Site Visit: 17.01.2018 Expected Decision Level: Planning Committee Recommended Decision: Permitted Date of Recommendation: 19.02.2018 _________________________________________________________________

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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.

• C 2. No development shall commence until a schedule of materials and finishes and samples of the materials to be used in the construction of the external surfaces, have been submitted to and approved in writing by the Department. The development shall not be carried out unless in accordance with the approved details. Reason: In the interests of the character and appearance of the site and surrounding area. Plans/Drawings/Information:

This approval relates to the submitted documents and drawings all received on 27th December 2017. _______________________________________________________________ Interested Person Status – Additional Persons None _____________________________________________________________________________

Officer’s Report

THE APPLICATION IS BEFORE THE PLANNING COMMITTEE AT THE REQUEST OF THE HEAD OF DEVELOPMENT MANAGEMENT

1.0 APPLICATION SITE - 1.1 The site represents the curtilage of Peveril Buildings, Peveril Square, Douglas. The property is a four storey building which sits opposite the Sea Terminal building and turns onto both Loch Promenade and Bath Place at each end of the building. The building is used as for the provision of financial services. - 1.2 The property sits within a conservation area of Douglas Promenade and is mentioned in the Conservation Area appraisal document where it refers to Peveril Building; "The Peveril Hotel, a strikingly symmetrical composition in the late-Georgian style, in due course also gave way to a new office block, which regrettably is not of comparable quality with its predecessor" (page 14).

2.0 THE PROPOSAL - 2.1 The application seeks approval for the alterations, installation of replacement windows, curtain walling and replacement of existing brickwork facade with cladding. - 2.2 This scope of work has occurred as a result of defects with the integrity of the building and the need for structural remedial work all elevations of the building. Recently large steel beams where attached to the building to ensure the structural stability of the front faced was retained, albeit on a temporary period while the applicants submitted a scheme of repair/replace. - 2.3 The proposed scheme involves the following:

• 1) To remove existing windows, take down existing facing brickwork and remove internal blockwork skin;
• 2) To install internal steel framed system with insulated internal skin and install supporting framework with insulated composite panel system;
• 3) To relocate some areas of fenestration and replace all windows with double glazed energy efficient aluminium windows; and
• 4) To improve the thermal and weather tightness of the building.

- 3.0 PLANNING HISTORY

3.1 The application site has seen a number of planning applications over the years; however, none are considered relevant in the determination of this application. - 4.0 DEVELOPMENT PLAN POLICIES

4.1 In terms of local plan policy, the application site is located within an area designated as being within an area designated on the Douglas Local Plan as Predominantly Offices. The site is within a Conservation Area.

4.2 The Isle of Man Strategic Plan 2016 contains two policies which are considered specifically material to the assessment of this current planning application: - 4.3 General Policy 2 states: "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."

4.3 Environmental Policy 35 states: "Within Conservation Areas, the department will permit only development which would preserve or enhance the character or appearance of the Area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development." - 5.0 REPRESENTATIONS

5.1 Douglas Borough Council does not object (19.02.2018). 5.2 DOI Highways Services have no objection (12.01.2018) 6.0 ASSESSMENT 6.1 The main issue to be considered in the assessment of this application is the impact of the proposed development upon the character and appearance of the Conservation Area and the individual property.

6.2 The Planning Authority has a duty to determine whether such proposals are in keeping with not only the individual building, but the special character and quality of the area as a whole. With this in mind it is very relevant to consider Environment Policy 35 of the Isle of Man Strategic Plan (adopted June 2016). This policy indicates that development within Conservation Areas will only be permitted if they would preserve or enhance the character or appearance of the Area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development.

6.3 The site is within a Conservation Area and is in a very prominent position within the street scene/area and being one of the first buildings visitors of the IOM from the Sea Terminal see when arriving. The test is whether a development preserves or enhances the Conservation Area. - 6.4 The existing building is finished in a masonry brick façade containing four types of brick types. Further while some of the existing windows have a vertical proportion, some have a more square or horizontal promotion. Both the material used and the window fenestration and not generally typical of vernacular architecture found along the promenade. It is considered the existing building visually is of its time and a bit dated and while has some architectural features, these not entirely replicate elsewhere along the Promenade. - 6.5 The applicants in support of the submission indicate:

• "The introduction of a four colour gradation within the same colour spectrum will replace the existing brick façade and we believe will enhance the character of the area while not detracting from the views when entering or leaving Douglas."
• 6.6 They also comment that: "In analysing the existing building, it was proposed to retain the vertical emphasise of the building design within the elevations. This will be achieved by way of the long linear area of fenestration over the main entrance, together with the similar corner area of glazing overlooking the promenade. This will also bring visual interest to the building so that areas where interactions at ground level is undertaken can be easily read from the street scene. To enable this, we additionally propose to relocate some areas of the existing window fenestration. This will help to provide further interest whilst and also increasing the natural lighting available to the occupants."
• 6.7 As indicated the issue is whether the proposed works would preserve or enhance the Conservation Area and be appropriate in terms of the visual impact upon the existing property. It is considered the works would represent an overall improvement over the appearance of the existing building and complies with Environment Policy 35 being an enhancement, over the existing building. It is accepted that both the existing and proposed buildings architecturally falls short of the original Peveril Building, and it is presumed the current building tried and arguably rather unsuccessfully, to replicate some features of the original building. However, the proposed works would have a totally different approach in terms of finishes, albeit would have a more vertical proportions than the current building and a more contemporary approach. However, it is accepted that in terms of design this is a very subjective matter.

- 7.0 CONCLUSION

7.1 Overall, it is concluded that the planning application is in accordance with aforementioned Policies of the Isle of Man Strategic Plan 2016 and is recommended for approval. - 8.0 INTERESTED PERSON STATUS

8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 (Article 6(4), the following persons are automatically interested persons:

• (a) The applicant, or if there is one, the applicant's agent;
• (b) The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested;
• (c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material
• (d) Highway Services Division of Department of Infrastructure and
• (e) The local authority in whose district the land the subject of the application is situated.

8.2 The Planning Committee 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 in Article 6(4) who should be given Interested Person Status.

I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to it under the appropriate delegated authority.

Decision Made : Permitted Committee Meeting Date: 26.02.2018

Signed : C Balmer

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

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