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                                      18/00431/B                                     Page  1  of  3

PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 18/00431/B Applicant : Rose Estates Limited Proposal : Creation of an entrance door for access to the third level of the building Site Address : Victory House Prospect Hill Douglas Isle Of Man IM1 1EQ

Case Officer : Mr Jason Singleton Photo Taken :

Site Visit :

Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 21.06.2018 __

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.

Plans/Drawings/Information;

This approval relates to drawings referenced; 01, 02, 03/0, 04/0, date stamped received on 25th April 2018.

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Interested Person Status - Additional Persons

None __

Officer’s Report

THE APPLICATION SITE 1.1 The application site is the curtilage of Victory House Prospect Hill, Douglas, The property is located to the east of the Highway Prospect Hill and is a five storey office building when viewed from the Highway, predominately glass with concrete panels bisecting the floors.

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                                      18/00431/B                                     Page  2  of  3

1.2 The application building is not within a conservation area but the road and buildings opposite to the west are within the Athol Street / Victoria Street Conservation Area 2007.

PROPOSAL 2.1 Proposed is the installation of a new entrance door in lieu of existing windows. The scope of the works would see the removal of the windows and threshold below and the installation of a set of glass doors into the existing reveal.

PLANNING HISTORY 3.1 The application site has not been the subject of any previous planning application that is considered specifically material to the assessment of this current planning application.

PLANNING POLICY 4.1 In terms of local plan policy, the application site is within an area recognised as being within predominantly office use under the Douglas Local Plan 1998.

4.2 The Isle of Man Strategic Plan 2016 contains the following policies that are considered specifically material to the assessment of this application;

4.3 General Policy 2 (GP2) (in part) 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: (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; (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;

4.4 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.

REPRESENTATIONS 5.1 Douglas Borough Council has no objection (received on 21/05/18)

5.2 Highways Services have commented and confirm there is no Highways Interest in the proposal (received on 25/05/18)

ASSESMENT 6.1 The fundamental issues to consider in the assessment of this planning application are; (i) visual impact of the proposed development; (GP2(b) & (c) (ii) impact in terms of highway safety and parking provision (GP 2 (h))

6.2 The Level and scale of the proposal would be considered a minor alteration to the front elevation, which would see the removal of an almost floor to ceiling glass panels and the installation of glass doors. The proposal is judged not to cause harm to the character and quality of the streetscene, the building or that of the conservation area opposite. The installation of a doorway here with glazed panel doors would be seen as an appropriate addition to the building and in compliance with General Policy 2 (b) & (c) and Environment Policy 36.

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6.3 It is further noted that highways services do not object to the proposal. The proposed doors would open inwards into the building onto a threshold with an internal ramp and steps to account for the change in level from external to internal and would be in accordance with General Policy 2 (h).

CONCLUSION 7.1 For the above reasons, it is concluded that the planning application would not harm the use and enjoyment of neighbouring properties or the highway network and would comply with aforementioned planning policies of the Isle of Man Strategic Plan 2016 and is recommended for approval.

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 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 in Article 6(4) who should be given Interested Person Status. __

I can confirm that this decision has been made by the Director of Planning and Building Control in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted Date : 21.06.2018

Determining officer

Signed : J CHANCE

Jennifer Chance

Director of Planning and Building Control

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.