16 February 2016 · Planning Committee
Anglo Manx Trust Corporation Ltd, 5, Athol Street, Douglas, Isle Of Man, IM1 1ql
The site at 5 Athol Street is a four-storey Victorian office building in the Athol Street/Victoria Street Conservation Area, zoned for offices in the Douglas Local Plan. The proposal includes changing the existing rear pitched roof extension to a single-sided pitch and flat roof to add 36.5m² of mezzanine office space …
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The proposal was recommended for approval as it complies with zoning for offices and the principle of extension is acceptable.
General Policy 2
Requires development to respect site/surroundings in siting, scale, design; not adversely affect townscape; provide satisfactory amenity including access/parking. Officer found proposal complies as extension respects character, no unacceptable amenity harm, zoned for offices.
Environment Policy 35
Permits only development preserving/enhancing Conservation Area character, protecting special features. Assessed rear extension (little public view but seen from courtyards) as preserving area due to lightweight contemporary design; distinguished from prior refused larger scheme.
Business Policy 7
New office space in town centres on zoned land, or exceptionally in historic buildings for viable use. Acceptable as site zoned offices and extension enables office use/maintenance of Victorian building.
Business Policy 8
New offices to respect scale/character of nearby buildings and meet parking standards. Extension scale respects surroundings per officer assessment.
Transport Policy 7
Requires parking per standards. No issues raised; Highways no objection.
Time limit
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.
Materials approval
No development shall commence until details of all external facing materials and new windows and doors to be used has 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.
does not oppose the application
raised no objection to the proposal
Douglas Borough Council (Building Control) has no objection to the proposal. DOI Highways has no representation received but does not oppose.
Douglas Borough Council
No ObjectionDouglas Borough Council has no objection to the proposals.
DOI Highways
No ObjectionNone received Do not oppose; DNO on 5.10.15
The original application for alterations, roof amendments, mezzanine floor and three-storey rear extension for lift/stair access to offices at 5 Athol Street was approved by the Planning Committee on 15 February 2016 despite neighbour objections, relying on daylight assessments and contemporary design in the Conservation Area. Appellant Devonhirst Athol Street Limited (owners of No.7) appealed, arguing harm to Conservation Area character (contrary to Environment Policy 35) and deleterious impact on working conditions at No.7 via overbearance and 45-degree breach, citing 2009 precedent refusal. Inspector Ruth V MacKenzie conducted a site visit on 9 May 2016 and inquiry on 12 May 2016, finding Scheme A preserved the Conservation Area due to small scale and had no unacceptable impact on No.7's working conditions due to reflected light and size. Appeal dismissed on 27 May 2016; Minister upheld Planning Committee approval subject to conditions on time limit and materials.
Precedent Value
Smaller rear extensions in CA backlands can succeed if preserving character and minimising overbearance via light reflection/testing; scale decisive over design; commercial impacts weighed less but daylight/outlook still material. Applicants should model light impacts and distinguish from prior refusals.
Inspector: Ruth V MacKenzie BA(Hons) MRTPI
