Officer Report

Application No.: 16/00059/B Applicant: Mr & Mrs Richard Stockman Proposal: Alterations to existing retail area and creation of a second floor extension to provide a self-contained apartment Site Address: Bedco 41 - 43 Bucks Road Douglas Isle of Man IM1 3DE Case Officer : Miss Abigail Morgan Expected Decision Level: Officer Delegation

Officer’s Report

1.0 APPLICATION SITE - 1.1 The application site is the curtilage of Bedco, 41-43 Bucks Road, Douglas. It is a two storey building located on the corner of Bucks Road and Tynwald Street. Bedco have garage access from Tynwald Street and there is rear access on a lane behind the property between Princes Street and Tynwald Street. - 1.2 The building is double fronted with retail at ground floor and storage for retail on first floor.

2.0 THE PROPOSAL - 2.1 The proposal is for second floor extension for a flat and internal alterations to facilitate access to the flat and the re-organisation of the existing retail and storage space to create more retail space. - 2.2 The proposal includes the following proposed works;

Ground floor Formalising of two existing car parking spaces to be dedicated for the flat Creation of access, hall, storage area, stairwell and lift shaft for the flat Reorganisation of the existing garage to provide parking for retail customers Addition of stairs to access first floor

First Floor opening up, insertion of mezzanine floor and change of use of existing storage to be retail space additional space 228sqm - and customer toilets, offices and storage Access to the lift for customers Flat landing/stairwell two additional windows to proposed new offices on Tynwald Street elevation, two windows to the proposed kitchen/canteen and toilets (over the parking area for the flat) and one window to a store on the rear elevation facing into the rear access lane.

Second Floor Addition of second floor to create a 3 bedroom flat with balcony, 15.8m x 16.8m (at its maximum), apx 2.5 m height (to a flat roof) above the existing mansard roof, with roof lantern. Overall floor area apx 226sqm and balcony apx 3/5m x 4.5m to be fitted with glass panel balcony system with

stainless vertical support posts. The flat is set off 6m from the Bucks Road elevation and between

• 2.5m - 5m along the Tynwald Street elevation.

The plans also show the extension of the Mansard roof along the Tynwald Street elevation to the pitched roof of the garage/warehouse, the removal of slates and replacement with pre-weathered zinc standing seam roof cladding system and the fascia/facade of the shop to finished with 'Rockpanel Metallics Graphite Grey' rainscreen facade panels (or similar).

- 3.0 PLANNING HISTORY

3.1 There is no relevant planning history to the determination of this application. - 4.0 PLANNING STATUS AND POLICY

4.1 The site lies within an area of Predominantly Residential on the Douglas Local Plan of 1998. As such, the proposed use is consistent with that land use and the principles contained in General Policy 2 are relevant as follows:

"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 space 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;
• i) does not have an adverse effect on road safety or traffic flows on the local highways; k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan and m) takes account of community and personal safety and security in the design of buildings and the spaces around them."

4.2 Housing Policy 4 states al new housing will be primarily located within existing town centres. - 4.3 Environment Policy 42 requires the new development be designed to take account of the character and identity of the area. - 4.4 Parking standards (A7.6) require 2 spaces per unit. - 4.5 Business Policy 9 states that new retail provision in existing retail areas will be at a scale appropriate to the existing area and will not have an adverse effect on adjacent retail areas.

5.0 REPRESENTATIONS

5.1 DOI Highways do not oppose the proposal. 02.02.16.

5.2 Douglas Borough Council do not objec to the proposal 23.02.2016. - 6.0 ASSESSMENT

6.1 The issues in this case are whether the proposed works would have an adverse impact on the streetscene, whether there would be sufficient provision for car parking and whether there would be adequate amenity space for those living in the flats.

6.2 The rear lane, as stated above, is characterised by rear outlets of varying size and appearance and what is proposed will not be out of keeping with these. The visibility of the proposed extension is mainly from Bucks Road and Tynwald Street, however due to the dense urban nature of the area close up views of the proposed extension will be glimpses at the most. From a wider perspective the proposal will be quite visible when approaching from a northerly direction along Bucks Road, reducing as you get closer to the building and then from the south the proposal will be largely screened by the existing row of terraced buildings.

6.3 The proposals are considered to be in keeping with the character and appearance of the area. The proposed extension and extension of mansard roof would respect the design and proportions of the existing building. Although quite large it is considered to be of an appropriate scale and design. External walling materials of the extension (flat) are proposed to match the proposed new rainscreen panels which are zinc cladding system. It is considered that the proposal would not adversely affect the character and appearance of the area. The proposed changes to the shop front are considered to be an enhancement of the area and the building itself. As such it is considered that the proposal is acceptable in terms of the impact on the streetscene. - 6.4 The proposal will retain the two existing parking spaces and mark them out for the Flat and the current garage is proposed to be used as some parking for the retail use. It is important to note that Highways have no objection to the proposal and that the proposal provides two spaces for the flat is acceptable. - 6.5 In terms of amenity space the proposal includes a balcony which will provide some outdoor space, however the proposal is in the centre of douglas and has a plethora of alternative public amenity spaces, i.e. Douglas Promenade and the beach, available to them.

6.5 As a result, it is concluded that the planning application does not conflict with General Policy 2 and Environment Policy 42 of the Isle of Man Strategic Plan 2007. - 7.0 RECOMMENDATION

7.1 One the basis of the above the application is recommended for approval. 8.0 PARTY STATUS

8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, 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 , in this case, Department of Infrastructure Highway Services and (e) The local authority in whose district the land the subject of the application is situated.

Department of Environment, Food and Agriculture Fisheries are part of the same Department as is the planning authority and as such should not be afforded interested person status under the Order.

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: 25.02.2016 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 15 1131 2, 3, 4, 5 and 6 all date stamped received 21 January 2016.

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 : 26.02.2016 Determining officer

Signed : M GALLAGHER Michael Gallagher Director of Planning and Building Control

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