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16/00280/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 16/00280/B Applicant : Lloyds Banking Group Proposal : Remedial works to building including replacing flat roof finishes, replacement double glazed window units and facing brickwork repairs Site Address : Peveril Building Peveril Square Douglas Isle of Man IM1 2BS
Case Officer : Mr Jason Singleton Photo Taken : 07.04.2016 Site Visit : 07.04.2016 Expected Decision Level : Officer Delegation
Officer’s Report
APPLICATION SITE 1.1 The site represents the curtilage of Peveril Buildings, Pevril Square, Douglas. The property is a four storey building which sits opposite the Sea Terminal building and turns onto both Loch Promenade and Bath Place at each end of the building. The building is used as for the provision of financial services.
1.2 The property sits within a conservation area of Douglas Promenade and is mentioned in the Conservation Area appraisal document where it refers to Peveril Building; "The Peveril Hotel, a strikingly symmetrical composition in the late-Georgian style, in due course also gave way to a new office block, which regrettably is not of comparable quality with its predecessor" (page 14).
THE PROPOSAL 2.1 Proposed is the remedial works to the external fabric which includes, replacing the flat roof finishes, replacement of the double glazed window units and to replace the facing brickwork and ornate stonewrok.
2.2 This scope of work has occurred as a result of defects with the integrity of the building and the need for structural remedial work to the South east corner of the existing façade of the property. The surveys have also proven the flat roof areas have deteriorated and the existing waterproof coverings are reaching the end of their serviceable lifespan.
PLANNING HISTORY 3.1 The application site has seen a number of planning applications over the years, the most recent and relevant applications are listed below which gained approval.
15/00002 Removal of redundant ground floor door and reinstate brickwork plinth with timber window above to east elevation.
14/00812/B Reinstatement of windows, previously adjusted to form entrance doors, to match existing elevation and removal of existing and installation of replacement AC units
13/00814/D Erection of replacement advertising signage
13/00162/B Installation of a flue to replace existing
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16/00280/B
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10/00475/B Erection of a smoking shelter within first floor car park area
DEVELOPMENT PLAN POLICIES 4.1 In terms of local plan policy, the application site is located within an area designated as being within an area designated on the Douglas Local Plan as Predominantly Offices.
4.2 The Isle of Man Strategic Plan 2007 contains two policies which are considered specifically material to the assessment of this current planning application - 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: (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;
4.3 Environmental 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."
REPRESENTATIONS 5.1 Douglas Borough Council and highways services have no objection (13/04/16 & 16/03/16)
ASSESSMENT 6.1 The fundamental issues to consider in the assessment of this planning application are the visual impact of the proposed development on the character and appearance of the building and the street scene in general.
6.2 The starting point for this application is to understand how Environment Policy 35 and the principles of General policy 2 are applicable which require that development seeks to preserve or enhance the Area.
6.3 The proposed modifications to replace the roofing material above the fourth floor would have no adverse impact on the character or appearance of the building and would not be visible by any members of the public. This aspect is deemed acceptable.
6.4 The removal of the external leaf or the brickwork façade will be replaced with a like for like brick. Samples of the different types of brick to be used have been submitted, it is acknowledged there will be some slight discolouration between the old and new due to the weathering of the existing brick but the samples closely represent the existing in terms of size and colour. Part of the works would see the removal and reinstatement of some of the decorative stone work and similarly the replacement of the windows units which have failed would be replaced or repaired with a matching replacement.
6.5 It is considered that even taking into account the Conservation Area status of the property and the scope of works, it is not thought the proposed changes would make an adverse visual impact on the character and appearance of the building and would seek to preserve the building. The proposal is acceptable and necessary to ensure longevity of the building and a secured use.
RECOMMENDATION 7.1 Overall, it is concluded that the planning application is in accordance with aforementioned Policies of the Isle of Man Strategic Plan 2007 and is recommended for approval.
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16/00280/B
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INTERESTED PERSON STATUS 8.1 In line with Article 6(4) of the Town and Country Planning (Development Procedure)(No2) Order 2013, the following Persons are considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to the application: the applicant or, if there is one, the applicant's agent; the owner and occupier of the land the subject of the application; Highway Services, and the Local Authority in whose district the land the subject of the application sits.
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 26.04.2016
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. The development hereby approved shall be carried out in accordance with the brick samples submitted as part of the application, referred to as; Ibstock Elizabethan; Ibstock Throckley Old English; Terca Tawny Buff; Ibstock Royston Golden Buff; Ibstock Stuart Buff; Hardwicke Lenton Cream Multi; and Ibstock Landsdown Multi Gold. Any deviation from those named would require samples to be submitted to this Department for approval before further works continue.
REASON: To preserve the character and appearance of the building and streetscene.
This approval relates to the location plans and drawings referenced AR05-R1-0101, AR05-00-0901, AR05-E4-0101, AREX-R1-0101, AREX-E4-0101 and AREX-00-0901 date stamped 29th February 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: 03.05.2016
Determining officer
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16/00280/B
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Signed : C BALMER. Chris Balmer
Senior Planning Officer
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