Acclaim House 12 Mount Havelock Douglas Isle Of Man IM1 2QG
Officer's Report
Introduction
This application seeks permission to install an air conditioning unit on an office building located within Douglas Town Centre.
The Site
The application site is the curtilage of Acclaim House, 12 Mount Havelock, Douglas. The building is a four storey, end terrace Victorian property which is located on the corner of Mount Havelock and Mona Street. The building has a three storey rear outlet which projects the length of the curtilage along Mona Street. The building is used as offices. To the north of the site is a parking space which is in the ownership of the applicant.
The Proposal
This application seeks approval for the installation of an air conditioning unit to the northern side of the rear outlet of the building. The unit would measure 1.05 m by 1.3 metres with a depth of 0.36 metres. It would be positioned with 3 metres from the ground and 2.6 metres in from the adjacent lane. A cable would run from the unit and would be positioned immediately adjacent to an existing rainwater down pipe.
Development Plan Policies
The application site is located within an area that is designated by the Douglas Local Plan as being 'Predominantly Offices'. The site is within a Douglas Windsor Road Conservation Area. Within the Isle of Man Strategic Plan, the following policy is judged to be relevant:
Environment 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."
Planning History
The following previous planning application is considered relevant to the determination of this proposal:
09/01794/D sought approval for the installation of advertising signage. This was permitted.
Case Officer:
Mr Steve Stanley
Photo Taken:
Site Visit:
23.01.2012
Expected Decision Level:
Officer Delegation
Representations
Douglas Corporation does not object to this application.
The Environmental Protection Officer of the Department of Environment, Food and Agriculture has been asked to comment on the noise potential of the proposed air conditioning unit. The response received states:
"I had a look at the site and there are already 2 similar air conditioning units almost adjacent. Consequently one more is not likely to increase noise levels by any more than ~3 dB at adjacent neighbouring residential premises which is likely to be negligible."
Assessment
The key issues to be assessed in the determination of this application are the impact of the air conditioning unit upon the character and appearance of the surrounding area and the impact of the unit upon the amenity of adjacent properties.
Impact upon the Conservation Area
The air conditioning unit would be installed on the side elevation of a rear outlet. From Mona Street, this positioning would limit any views of the apparatus. The only views that would be available to the public of the unit would be from the rear service land as one travels past the rear of the application site. The unit is proposed to be positioned away from the lane which would assist in reducing its impact however it would still be visible.
It is judged that the planning balance lies between the harm that the unit would have on the wider conservation area and the benefits that the unit would bring to the users of the office building. It common for modern office buildings to have air conditioning plant and in more contemporary buildings, these are often house on roofs, generally out of site. This is not an option for this building due to its pitched roof. It is judged that the proposed positioning is the best available. Whilst the unit would be visible to the public from the rear lane, it is judged that as this is not a main thoroughfare and the elevation in question is not a principal facade, the proposal is marginally acceptable.
Impact upon amenity
Air conditioning units tend to generate noise and it is important to assess whether the operation of such equipment would be within acceptable tolerances. The issue of noise levels has been raised with the Environmental Protection Unit (see response above). In summary, there are currently two existing air conditioning units installed on the adjacent property. These would effectively limit any noise impacts arising from this proposal to an acceptable level.
Recommendation
Permit.
Party Status
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 The Environmental Protection Officer of the Department of Environment, Food and Agriculture.
Recommendation
Recommended Decision: Permitted
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 an air conditioning unit, Acclaim House, 12 Mount Havelock, Douglas as shown by Location Plan, Elevations Proposed, Unit Detail and Photograph received 30th November 2012.
I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager/ Senior Planning Officer.
Decision Made : Permitted Date : 30 January 2012
Determining officer (delete as appropriate)
Signed : ... Anthony Holmes Senior Planning Officer
Signed : ... Michael Gallagher Director of Planning and Building Control
Signed : ... Sarah Corlett Senior Planning Officer
Signed : ... Jennifer Chance Development Control Manager
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