144978

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                                                 15/01313/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 15/01313/B Applicant : Barclays Bank PLC Proposal : Erection of a cycle shelter within rear car park Site Address : Barclays House Victoria Street Douglas Isle Of Man IM1 2LE

Case Officer : Miss Abigail Morgan Photo Taken :

Site Visit : 04.02.2016 Expected Decision Level : Officer Delegation

Officer’s Report

1.0 THE SITE

1.1 This application relates to the car park to Barclays Bank office building on the corner of Victoria Street and Thomas Street in Douglas. The building is a modern office structure on a prominent corner site, with frontages to both Thomas Street and Victoria Street.

1.2 The proposal is to be located in the car park off Nelson Street to the rear of the building, adjacent to the access to the multi storey car and the rear of the M&S building. Beyond the application car park the road takes on more of a service access road quality with some fronts and backs of buildings and some other surface car parking spaces.

2.0 PROPOSAL

2.1 The application seeks approval for the erection of a cycle shelter in staff car park. The proposal would have a width of 4.1 metres, a depth of 2.128 metres and a height of 2.1 metres. The proposal would be constructed with a steel frame, with curved polycarbonate roof side and roofing sheets.

3.0 PLANNING HISTORY

3.1 There are previous planning applications, mostly relating to external alterations to the main building and signage, the most pertinent are the following; 04/02093/B - Installation of glazed canopy to rear entrance with new doors to replace existing gates. Permitted. 11/00525/B - External alterations including replacement entrance doors. Permitted. 11/01698/B - Installation of cladding to front, side and rear elevations. Permitted.

3.2 However none of which are considered significant in the assessment and determination of this application.

4.0 PLANNING POLICIES

4.1 The application site is located within an area designated as Predominantly Offices on the Douglas Local Plan Order 1998, Map No. 1 (Central Area). The site is immediately adjacent to the Douglas (Athol Street/Victoria Street) Conservation Area.

4.2 The relevant planning policy from the Isle of Man Strategic Plan 2007 is Environment Policy 36.

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                                                 15/01313/B
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Environment Policy 36 states: "Where development is proposed outside of, but close, the boundary of a Conservation Area, This will only be permitted where it will not detrimentally affect important views into and out of the Conservation Area".

5.0 REPRESENTATIONS

5.1 DOI highways do not oppose the proposal. 7.12.15. Re-consultation confirmed 'satisfied with the location as it appears to be protected on three sides by barriers leaving only the side facing into the car park open. Cyclists should have good visibility and be visible to approaching cars using the car park'. (08.02.16)

5.2 Douglas Corporation has raised no objection. 31.12.2015.

6.0 ASSESSMENT

6.1 Due to the nature of the proposal and the land use zoning of the site, the main issue to consider is the impact on the Douglas (Athol Street/Victoria Street) Conservation Area.

6.2 The building associated with the car park is a modern office structure within a Conservation Area which is characterised by a predominantly Victorian range of properties. In the Character Appraisal for Athol Street and Victoria Street Conservation Area, it states that Barclays House is "A modern, commercial and relatively plain building despite the lavish use of granite facings. Its size disturbs the rhythm of the street." It is therefore considered that the building itself does not contribute positively to the character of the street scene. No 30 Thomas Street Corner was consider as having 'nice corner three storeys, three windows wide, arched at 1st floor going to two at 2nd floor and one window on the 3rd.

6.3 The main test for development adjacent to a Conservation Area is whether the proposal will detrimentally affect important views into and out of the Conservation Area. Given the position of the cycle store along Nelson Street, the description of the corner buildings which form the frame for the view looking into and out of the Conservation Area, as set out above, and the backdrop of the cycle store being access to a multi storey car park and the back of M&S building, it is considered that the proposal does not detrimentally affect views in or out of the Conservation Area.

6.4 Due to the location of the shelter near to the car park entrance Highways comments were reconfirmed on 8 February 2016, they confirmed that they were 'satisfied with the location as it appears to be protected on three sides by barriers leaving only the side facing into the car park open. Cyclists should have good visibility and be visible to approaching cars using the car park'.

6.4 As a result, it is concluded that the planning application complies with Environment Policy 36 of the Isle of Man Strategic Plan 2007.

7.0 RECOMMENDATION

7.1 On the basis of the above is 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, 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

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                                                 15/01313/B
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(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: 04.02.2016

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 Location and Site Plan (01), Drawing number 10, 11, 12, 13, 14, and 15 all date stamped as received on 2 December 2015.

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 : 08.02.2016

Determining officer

Signed : M GALLAGHER

Michael Gallagher

Director of Planning and Building Control

Customer note

This copy of the officer report reflects the content of the file copy and has been produced in this form for the benefit of our online services/customers and archive records.