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                                                 16/00181/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 16/00181/B Applicant : Kinrade Pharmacy Proposal : Installation of new shop frontage Site Address : The Pharmacy Ballaquayle Road Douglas Isle Of Man IM2 5DF

Case Officer : Mr Jason Singleton Photo Taken : 10.03.2016 Site Visit : 10.03.2016 Expected Decision Level : Officer Delegation

Officer’s Report

APPLICATION SITE 1.1 The application site outlined in red is the curtilage of The Pharmacy shop, Ballaquayle Road, Douglas. The property is a semi-detached single storey building, with a brown tiled pitched roof. The building houses two retail outlets; newsagents on one side and a pharmacy on the other. To the north of the site is the adjacent news agents and to the south is a detached two storey 1930's property housing retail shops on the ground floor and residential above.

1.2 The entrance to the application site is set back from the footpath underneath the roof pitch where there are two long treads to gain access into the shop floor. The shop front is recognised by the dwarf wall to around a metre in height and glazing above up to the eaves level. The glazing and wall then returns on a splay either side of the steps leading to the front door. The finish of the wall is fairly modern painted dash render. The adjacent property is a newsagents whose front is made up from 3 sections of glazing (some of which is blanked off with the stores name and opening times) with solid decorative panels beneath finished in a brown/ red colour. Access into the newsagents is via a door on the front elevation where there is only a small step to gain access inside. The front of the newsagents projects out further than the application site by approximately 1.0m. The property to the south projects out 1.8m.

1.3 The application site lies within the Ballaquayle Road Conservation Area. On the opposite side of the road is Crosby Terrace, which is made up of a terrace of three storey Victorian town houses and is reflected in the Conservation Area Appraisal which states; "The length of Ballaquayle road is more recognised for the terraces fronting the road which progress down the hill towards the sea"... The more notable features of the terraces are the "regular rhythm of splayed bay windows, gable peaks, decorative iron railings and other good quality Victorian detailing. The common use of materials and detailing serves to unify the group of terraces which makes a strong contribution to this main entrance to the town." (paragraph 2.8 page 5)

THE PROPOSAL 2.1 Proposed are a series of alterations to the front of the property to address access and the shop front. The proposed new shop front measurers 6.0m wide and would be made up of 5 no 1m wide aluminium framed panels, powder coated finish with the upper three quarters glazed and the lower sections solid infill panels. Access would be through a new front door located to the right hand side of the shop front made from the same material and to reflect the same glazing proportions as the windows. The ramp would be 1.0m wide and a length across the shop front of 5.0m to a gradient not to exceed 1:12. The handrail and spindles would be made from steel (stainless or galvanised) with the spindles at 100mm centres between the handrail and base rail.

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                                                 16/00181/B
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2.2 The proposed shop front would be installed on a line similar to the neighbouring property to the North which would improve the display area for retail goods. The installation of the disabled access ramp would see the removal of two steps from the existing entrance door and improve access for disabled and elderly customers. The outer edge of the ramp would be in line with the projecting pillar to the south and not protrude onto the footpath.

PLANNING HISTORY 3.1 This application site has not been the subject of any previous planning applications that are considered specifically material to the assessment of this current planning application.

DEVELOPMENT PLAN POLICIES 4.1 In terms of local plan policy, the application lies within an area zoned as Predominantly Residential under the Douglas Local Plan 1998. As previously mentioned, the application site lies within Ballaquayle Conservation Area.

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 Environment Policy 35 "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."

4.4 Planning Circular 1/98 also provides guidance on replacement of windows and in the case of buildings within conservation areas. "If the original windows are still in place they should preferably be repaired. If repair is impracticable, replacement windows must be the same as the originals in all respects, including the method of opening, materials and detailed design. This policy will be strictly applied other than where the particular circumstances are so exceptional as to justify a relaxation".

REPRESENTATIONS 5.1 Highway Services do not oppose 26.02.2016.

Douglas Borough Council does not object 18.03.16.

ASSESSMENT 6.1 The fundamental issues to consider in the assessment of this planning application are; (i) the impact of the proposed development on the character and appearance of the existing building, (ii) whether the replacement of the existing shop front would preserve or enhance the appearance or character of the property.

6.2 The proposed modifications to the front of the property would seek to reflect those of the neighbouring news agents both in style, window proportions and would be level with their front facade. The improved access with the addition of a ramp would not look out of place nor would it project onto the footpath due to the staggered front of the property located to the south.

6.3 In considering the application with regard to being in a conservation area, it sits in an area where there are diverse forms of character within the Victorian street scape. The proposals would neither preserve nor enhance the street scene but as it does not feature as a unique part of the conservation area it would have a neutral effect on the street scene. The application site is within a

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                                                 16/00181/B
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small area of retail shops of no distinct architecture when compared to the opposite side of the road, Crosby Terrace. It is considered the proposed modifications would not detract from those notable features as previously mentioned in the areas character appraisal and would not harm the character of the property or the street scene.

RECOMMENDATION 7.1 Overall, it is concluded that the planning application is recommended for approval.

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: 22.06.2016

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 referenced SM16/3791/1 received on 18th February 2016 and drawing SM16/379/2 received on 15th June 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: 23.06.2016

Determining officer

Signed : S CORLETT Sarah Corlett

Senior Planning Officer

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.