Planning Officer Report

Case Officer: Mr Steve Stanley Photo Taken: Site Visit: Expected Decision Level: Officer Delegation

Officer's Report

Introduction

1. This application seeks permission to install a replacement shop front to a building located within a conservation area. The site is close to Douglas Quayside.

The Site

1. The application site is the curtilage of 2 Ridgeway Street, Douglas a mid-terrace building which has a decorative facade located on the eastern side of the street.

The Proposal

1. This application seeks approval for the installation of a replacement shop front at ground floor level. The proposal is an amendment to that approved under 10/01884/B. The new shop front would be of timber construction. The main differences between the previously approved scheme and that now proposed are the inclusion of window glazing bars, the use of glazing in the upper section of the doors and the centralisation of the door that would lead to the flats above within its frame.

Development Plan Policies

1. The application site is located within an area designated as being Mixed Use by the Douglas Local Plan, specifically Town Centre. The site is within a Conservation Area and accordingly Environment Policy 35 of the Isle of Man Strategic Plan is relevant. This 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."

Planning History

1. The following previous planning application is considered relevant to the determination of this proposal:

10/00511/B - Installation of replacement windows to rear elevation. Permitted. 11/01240/B - Replacement of existing dormer window with roof light. Permitted. 10/01884/B - Conversion of existing accommodation to provide three residential flats and alterations to shop front. Permitted.

Representations

1. Douglas Corporation does not object to this application.

Application No.:	11/01291/B
Applicant:	Barmerlea Ltd
Proposal:	Installation of replacement shop window and doors
Site Address:	2 Ridgeway Street
	Douglas
	Isle Of Man
	IM1 1EL

ASSESSMENT

1. The key issues to be assessed in the determination of this application are the impact of the proposal upon the character and appearance of the conservation area.

1. The amended design is judged to be an improvement over that previously approved and as such there are considered to be no sustainable reasons to refuse this application. The new shop front would be constructed from timber and would be appropriate for the building in terms of design.

RECOMMENDATION

1. Permit.

PARTY STATUS

1. It is considered that the following parties, who submitted comments, accord with the requirements of Planning Circular 1/06 and are therefore, afforded Interested Party Status:

Douglas Corporation

Recommendation

Recommended Decision: Permitted Date of Recommendation: 18.10.2011 Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal

• : Notes attached to refusals

C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.

C 2. This permission relates to the installation of replacement shop front and doors, 2 Ridgeway Street, Douglas as shown by 110 and 111 received 16th September 2011.

C 3. The approved shop front and doors must be of timber construction.

I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager.

Signed: Michael Gallagher Director of Planning and Building Control

OR

Signed: J. M. H. L. L. C. Jennifer Chance Development Control Manager