Officer Report

Application No.: 16/00878/B Applicant: The Royal Bank Of Scotland Group PLC Proposal: Installation of an access ramp Site Address: 2 Athol Street Douglas Isle Of Man IM1 1JA Case Officer : Mr Chris Balmer Expected Decision Level: Officer Delegation

Officer’s Report

1.0 THE SITE - 1.1 The site is the curtilage of Isle Of Man Bank, 2 Athol Street, Douglas which is located on a corner plot with Athol Street to the south and Prospect Hill to the east. The property is a very prominent three storey building within the street scenes and is regarded as a landmark building, due to its position but also its architectural qualities and historical interest. The site also includes the more recent modern extension which is three storeys in height, finished with a black marble and fronts onto Athol Street.

2.0 THE PROPOSAL - 2.1 The application seeks approval for the installation of an access ramp to the east elevation of the building which fronts onto Prospect Hill. The ramp would have a maximum projection from the eastern elevation of the building of 1.7 metres, a maximum width of 4.9 metres and a maximum height of 1.5 metres (including handrails). - 2.2 The floor finish of the ramp is made up of the re-use of the existing stone paving cobbles form the footpath with stone steps (granite to match the existing building). The handrails are constructed of brushed stainless steel and the up stands to be finished in Scottish grey granite or equivalent to match the existing building,

3.0 PLANNING STATUS AND POLICY - 3.1 In terms of local plan policy, the application site is in area designated as Predominantly Offices under the Douglas Local Plan Order 1998 Map No. 1 (Central Area). The application site is within the Athol Street/ Victoria Street Conservation Area. - 3.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains three policies that are considered specifically relevant to the assessment of this current planning application:

3.4 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;

3.5 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."

4.0 PLANNING HISTORY - 4.1 This property has been the subject of a number of previous applications which are considered relevant in the determination of this application: - 4.2 Proposed new entrance signage - 04/01851/D - REFUSED - 4.3 (a) Erection of signage - 03/01094/PART - APPROVED - 4.4 Erection of bank signs - 02/00347/D - REFUSED - 4.5 Erection of bank signs - 01/01911/D - REFUSED - 4.6 Installation of external lighting - 01/01621/B - APPROVED - 4.7 Erection of replacement advertising signage - 00/01379/D - APPROVED - 4.8 Replacement of four existing signs with internally illuminated signs - 99/01606/D - REFUSED - 4.9 Provision of advertising signs - 94/00094/D - SPLIT DECISION

5.0 REPRESENTATIONS - 5.1 Douglas Borough Council indicate that they do not oppose the application (06.09.2016). - 5.2 Highway Services do not oppose (received on 04/11/16).

6.0 ASSESSMENT - 6.1 As the application site is within a Conservation Area it is important that the ramp either preserves or enhances the Conservation Area and does not cause a damaging and detrimental impact to the individual building also. Therefore Environment Policy 35 is most appropriate to use in the assessment of this current planning application. - 6.2 The proposed ramp follows detailed pre-application discussions including a site meeting. - 6.3 The ramp is proposed to increase accessibility into the building for all customers as currently the main access is via the main entrance on the corner of the building which accessibility for person with wheelchairs and/or prams or person with mobility issues. - 6.4 The ramp is of a rather modest design and size in relation to the existing building and its appearance whilst not enhancing the Conservation Area would not have a detrimental visual impact upon the area to warrant a refusal. Accordingly, it is considered to preserve the Conservation Area and comply with Environmental Policy 35. - 6.5 The Conservation Officer has considered the submission and has no objections.

7.0 RECOMMENDATION - 7.1 Overall, it is concluded that the planning application is in accordance with General Policy 2 and Environment Policy 35 of the Isle of Man Strategic Plan 2016.

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 Division of the Department; 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: 16.11.2016 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 reference numbers Location Plan, Site Plan, 1370/G1/GA REV A, 1370/G1/GA, E5969-DM-01, E5969-DM-02, E5969-DM-BA, E5969-EX-E2-E3, E5969-EX-E4, E5969GA-E1, E5969-GA-E4, E5969-DM-GD, 1370/G1/02, 1370/G1/01, 1370/G1/BA, E5969-DM-E1, E5969DM-E4, E5969-DM-E2-E3, E5969-EX-02, E5969-EX-E1, E5969-GA-E2&E3 and E5969-GA-GD received on 28th July 2016 and 17th October 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: 23.11.2016 Determining officer

Signed : S CORLETT Sarah Corlett Senior Planning Officer

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