Officer Report

Application No.: 15/01333/B Applicant: Evolve Home Improvement Specialists Ltd Proposal: Installation of windows and doors to front elevation, creation of pedestrian access from yard to rear lane and use of part of existing workshop premises for the display and sale of building materials Site Address: 37A Hope Street Douglas Isle of Man IM1 1AR Case Officer : Mr Chris Balmer Expected Decision Level: Officer Delegation

Officer’s Report

1.0 SITE - 1.1 The site represents the curtilage of 37A Hope Street, Douglas which is an existing single storey property situated on the south-eastern side of Hope Street and south of the junction with Drinkwater Street within Douglas. The building is a single storey flat roofed property finish in brick. The building was last used as a garage/workshop/store.

2.0 PROPOSED DEVELOPMENT - 2.1 The application is seeking planning permission to installation of windows and doors to front elevation, creation of pedestrian access from yard to rear lane and use of part of existing workshop premises for the display and sale of building materials. - 2.2 The Department also asked the applicant to give additional details of the proposal and how the business would operate from the site and the reasons for certain works. The applicant made the following comments:

"The main items to be sold would be Windows, doors and accessories i.e. trims, cills, facias and soffit and guttering.

Storage would mainly be just the accessories i.e. trims and cills as most window orders would go straight from factory to site. There would also be tools stored within - as there is currently

Staff numbers to start with would be one person in the retail unit and two persons out fitting maybe increasing to four persons out fitting in the future.

Showroom hours we hope to be 9 am to 5 pm Mon - Sat Rear access is just to be able to take out the bin for collection."

3.0 PLANNING STATUS AND RELEVANT POLICIES - 3.1 The application site is within an area zoned as Predominantly Office Use within the Douglas Local Plan. The site is not within a Conservation Area. - 3.2 Due to the zoning of the site and the proposed works the following policy is relevant in the determination of the application:-

3.3 Business Policy 9 states: "The Department will support new retail provision in existing retail areas at a scale appropriate to the existing area and which will not have an adverse effect on adjacent retail areas. Major retail development proposals will require to be supported by a Retail Impact Assessment(1)." - 3.4 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 The following previous application is considered relevant in the consideration of this application: - 4.2 Extension to existing garage/store, 37A, Hope Street, Douglas - 86/00361/B - APPROVED

5.0 REPRESENTATIONS - 5.1 Douglas Corporation has supported the application (received on 04.01.2016). - 5.2 Highway Services do not oppose (received on 15.12.2015) but make the following comment: "Minimum pedestrian visibility must be provided 2.1 x 2.1 from proposed access"

6.0 ASSESSMENT - 6.1 The principal issues in assessing this application are a) the principle of the use of the site and b) potential impacts upon the visual amenities of the street scene and upon the individual property. The following paragraphs deal with these issues in the above order, followed by consideration of other matters of detail. PRINCIPLE OF THE USE OF THE SITE - 6.2 As indicated within the Douglas Local Plan the site is designated as predominantly office use, which is still the use and character of the majority of properties in the area. However, consideration must be given to the existing use which is non-office use. Furthermore, the existing building does not lend itself to be used for office usage. Accordingly, due to these reasons, but also the very modest size of the retail area and as the site is within a Douglas Town centre the proposed use is considered acceptable. VISUAL AMENITIES - 6.3 The existing building with it large shutter door and brick façade is an unattractive building in the street scene. The proposal would add windows, replace the existing shutter door and render the building, with a two tone colour. These will all significantly improve the existing building and add interest to the individual building which currently has no architectural interest.

7.0 RECOMMENDATION - 7.1 For these reasons the proposal is considered to comply with the relevant polices of the Strategic Plan and the Douglas Local Plan and therefore recommended for an approval.

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: 13.01.2016 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.

• C 2. Prior to the occupation of the unit the external finishes and alterations as shown on drawing 1327.2 are required to be completed and retained thereafter. Reason: In the interest of visual amenities of the area.
• C 3. The new shutter door to the front elevation as shown on drawing 1327.2 is required to be painted a prime colour within one month of the operation of the business and retained thereafter. Reason: In the interest of visual amenities of the area.

This approval relates to drawings reference numbers 1327.1, 1327.2 and 1327.3 all received on 8th December 2015.

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: 15.01.2016 Determining officer Signed : S CORLETT

Sarah Corlett Senior Planning Officer

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