Officer Report

Application No.: 16/00844/C Applicant: Heron & Brearley Ltd Proposal: Change of use of premises from food and drink to retail Site Address: 58 Strand Street Douglas Isle of Man Case Officer : Miss Abigail Morgan Expected Decision Level: Officer Delegation

Officer’s Report

1.0 THE SITE - 1.1 The application site 58 Strand Street which is part of 58-60 which are mid-terrace properties. They are part two storey and part three storey in height. It is located within the main shopping street of Douglas on the eastern side of Strand Street. - 1.2 Strand Street displays a wide range of building heights from single storey up to four storeys, all varying in design and style from various periods. - 1.3 Nr 66 was recently demolished following structural concerns when the adjacent property (Topshop) was being developed and subsequently 62-66 Strand Street, 15/01375/B approved demolition of existing units and erection of a two storey single retail unit. - 1.4 No 60 was recently granted permission for change of use to retail 16/00346/B.

2.0 THE PROPOSAL - 2.1 This application seeks approval for the change of use of no 58 from public house (class 3) to retail (class 1). - 2.2 No 60 gained permission for change of use to retail under 16/00346/B. Internally the building would be separated to provide two retail units. The upper floors are not affected by this application.

3.0 PLANNING STATUS - 3.1 The application site is located within an area identified as being Predominantly Shopping by the Douglas Local Plan. The site is not within a Conservation Area. The Douglas Promenades Conservation Area runs to the rear of the site with the boundary being the edge of the buildings on the opposite side of the service lane. Within the Isle of Man Strategic Plan, the following are judged to be relevant: - 3.2 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; (g) does not affect adversely the amenity of local residents or the character of the locality; (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan;

3.6 Business Policy 10 states: "Retail development will be permitted only in established town and village centres, with the exceptions of neighbourhood shops in large residential areas and those instances identified in Business Policy 5." - 4.0 PLANNING HISTORY

4.1 There are a number of previous planning applications, three of which are considered relevant; PA 16/00346/B: Removal of public house use, external alterations and conversion of 60 to retail use PA 13/00668/D : Cladding of ground floor external walls with grey timber- permitted PA 13/00667/D : Erection of illuminated advertising signage - permitted

PA 11/00708/B: Installation of replacement front fascia and entrance doors, and of new lighting and retractable awning - permitted.

- 5.0 REPRESENTATIONS

5.1 The Department of Infrastructure Highways Services states no highways implications. 18-82016.

5.2 Douglas Borough Council have no objection to this application. 30.08.16. - 6.0 ASSESSMENT

6.1 The external changes for this unit will dealt with under 16/00346, this application is purely for change of use from Class 3 (Food and Drink) to Class 1 (Shops).

6.2 The application site is located within an area identified as being Predominantly Shopping by the Douglas Local Plan and so retail is acceptable and would consider to comply with Business Policy 10 as it is in an established town centres. - 7.0 RECOMMENDATION

7.1 On the basis of the above it is recommended that the application be approved. 8.0 PARTY STATUS

8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 as modified by the Transfer of Planning and Building Control Functions Order 2015, 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) The Highways Services of the Department of Infrastructure; and
• (e) The local authority in whose district the land the subject of the application is situated.

With effect from 1 June 2015, the Transfer of Planning & Building Control Functions Order 2015 amends the Town and Country Planning Act 1999 to give effect to the meaning of the word 'Department' to be the Department of Environment, Food and Agriculture unless otherwise directed by that Order.

Recommendation Recommended Decision: Permitted Date of Recommendation: 13.09.2016 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.

This approval relates to drawings 1601-CV-101-A and 200-G both date stamped received 20 July 2016.

I can confirm that this decision has been made by a Senior Planning Officer in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted Date: 20.09.2016 Determining officer

Signed : C BALMER Chris Balmer Senior Planning Officer

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