Officer Report

Application No.: 17/00134/B Applicant: Mannin Retail Ltd Proposal: Alterations to front elevation including demolition of canopy Site Address: Hanly's Westmoreland Road Douglas Isle Of Man IM1 4AH Case Officer : Mr Jason Singleton Expected Decision Level: Officer Delegation

Officer’s Report APPLICATION SITE

1.1 The application site is the area marked in red on the site and location plans represents Hanley's Corner, part of Diamond House on the corner of Demesne Road and Westmoreland Road in Douglas. - 1.2 The property on the ground floor is being used as a local retail outlet or supermarket. The existing frontage is characterised by THE PROPOSAL

2.1 Proposed is the removal of a flat roofed overhead canopy measuring 7.7m x 7.2m which is - 3.5m above ground level and the two supporting columns. Part of the proposal would see the "shop front" altered to re-position the entrance doors more centrally within the elevation. This would see the use of floor to ceiling glazing across the front façade. PLANNING HISTORY

3.1 11/00109/D - Erection of advertising signage and canopy. Approved. DEVELOPMENT PLAN POLICIES - 4.1 In terms of land use designation the application site is located within a wider area of land that is designated as predominantly residential use under the Isle of Man Planning Scheme (Douglas Local Plan) Order 1998 Map No. 1 (Central Area). The site is not within a Conservation Area.

4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2016 contains one policy that is considered specifically material to the assessment of this current planning application. General Policy 2 states (in part):

"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;

REPRESENTATIONS

5.1 Douglas Borough Council has no objection (10/03/17)

5.2 Highways Services have commented and confirm there is no Highways Involvement in the proposal (10/03/17) ASSESMENT - 6.1 The fundamental issues to consider in the assessment of this planning application is the visual impact of the proposed development on the character and appearance on the property and that of the street scene.

6.2 The removal of the canopy and its supporting infrastructure would remove a redundant element that was once part of the sites historic use as a petrol station and garage. That use has long since ceased but the canopy has remained. The property is not within a conservation area or adjacent too and its removal would be considered an acceptable form of development with no detriment to the area or the property.

6.3 The altering of the glazing on the front elevation would see the entrance doors being centrally positioned with the elevation improving the legibility and creating an attractive frontage. The remaining glazing would altered to - 6.4 The proposals are not considered to cause a detrimental impact to the property or streetscene and for the reasons mentioned above, the proposed removal of the canopy and alterations to the glazing are considered to be in keeping with use and do not detract from the surrounding area.

RECOMMENDATION

7.1 Overall, it is concluded that the planning application is in accordance with aforementioned General Policies of the Isle of Man Strategic Plan 2016 and 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:

• (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) Highway Services Division of Department of Infrastructure and
• (e) The local authority in whose district the land the subject of the application is situated.

Recommendation Recommended Decision: Permitted Date of Recommendation: 13.03.2017 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.

The development hereby approved relates to drawings numbered 100, 101, 102 and 200, date stamped as having been received 7th February 2017.

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: 13.03.2017 Determining officer

Signed : C BALMER Chris Balmer Senior Planning Officer

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