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                                                 16/01332/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 16/01332/B Applicant : Snaker Properties Limited Proposal : Alteration to shopfront glazing to Duke Street and King Street elevations Site Address : Ground Floor Shop Units 19 Duke Street Douglas Isle Of Man IM1 2BB

Case Officer : Mr Edmond Riley Photo Taken : 05.01.2017 Site Visit : 05.01.2017 Expected Decision Level : Officer Delegation

Officer’s Report

1.0 THE APPLICATION SITE 1.1 The application site is the curtilage of 19 Duke Street, Douglas, which at the ground floor is a commercial property within the Athol Street / Victoria Street Conservation Area. The property has a dual aspect onto both Duke and King Streets.

1.2 The ground floor has been split into two different commercial premises, and most recently these were used by a hairdresser (the unit solely fronting King Street) and a pet shop (the larger of the two units, with a dual aspect). There is a door situated in the corner of the ground floor facing onto Duke / King Street, which presents an element of decorative beading while the glazed panel has curved, rather than square, corners. There is another door that provides an independent access to the three floors above: this door is sited between the two commercial premises.

1.3 The existing shop fronts offer a combination of timber-framed, glazed panels above masonry walling. The smaller of the two units retains a higher section of masonry than the larger unit, though there are recesses in the wall that suggest the frontage has been replaced in a slightly different size and style to what was previously in place. Each shopfront also has signage above; again, the smaller unit has a different size and position of signage to the larger unit. This appears, at least in part, to reflect a need to site the signage below rainwater goods that cross the uppermost part of the frontage.

1.4 Other than the timber frames, beading detail on the corner door, and the detailed dentilled cornice above, it is not considered that the existing shopfronts could be considered to be particularly traditional in form or style. The first, second and third floors, however, retain much of their original features and details (further dentilled cornice, sliding sash windows, ashlar-detailed render, string courses, and unusual pediments), and, although perhaps in a slightly poor state of repair, it remains a prominent and attractive building with a clearly defined vertical emphasis.

1.5 There are a variety of building types in the area. These include variations in both appearance (massing; detailing; historic era; colour) as well as use (retail; office; other commercial, and even residential). This variety is generally considered to be positive in defining the character and appearance of the area, though there are not many buildings or street-level frontages that necessarily stand out as being of particularly high or low quality. There is not a great deal of highly contemporary designs here, though some commercial premises nearby do have fully glazed frontages.

2.0 THE PROPOSAL

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2.1 Full planning approval is sought for the replacement of the existing shopfronts with a 'frameless glazing system', styles similar to which the agent states are found in the area. The agent has confirmed that this will be for the entirety of the frontages, to include the recessed door on the chamfered corner of Duke and King Streets. He has also confirmed that the panelling shown above the glazing would be stainless steel.

2.2 The proposed glazing panels are of differing widths, reflecting the difference in the frontage widths, but all would be of the same height. Also shown are new boards above the glazed panels, which appear to be intended to provide space for new advertising for the future lessees of the units.

2.3 As part of the proposed works, the existing rainwater goods would be re-sited such that they would situated around the proposed advertising boards, rather than slightly obscuring them as is currently the case.

2.4 Photographs showing the style of the proposed shopfront inserted in other units in the area have also been submitted with the application.

3.0 PLANNING HISTORY 3.1 The application site has been the subject of a number of applications seeking approval for inter alia changes of use across all the building's floors and the installation of advertising signage, but none of these is considered specifically material to the assessment of the current proposal, not least owing to the time elapsed since those applications were determined (mainly during the 1990s).

3.2 There is also a currently undetermined application (PA 16/01322/C) seeking approval for a change of use to the first, second and third floor from offices to three residential flats.

4.0 THE DEVELOPMENT PLAN 4.1 The site lies within an area zoned on the Douglas Local Plan as Predominantly Shopping; Predominantly Offices and Residential zonings are nearby.

4.2 With this in mind, it is considered that General Policy 2 and Environment Policy 35 of the Strategic Plan are the most relevant policies to assess the application against.

4.3 Also worth bearing in mind are policies CA/2 and CA/4 of Planning Policy Statement 1/01 (Policy and Guidance Notes for the Conservation of the Historic Environment of the Isle of Man), which more or less reflect EP35.

4.4 There does not appear to be any specific reference to this part of Duke Street within the Character Appraisal accompanying the designated Conservation Area, which adopted in 2007.

5.0 REPRESENTATIONS 5.1 Highway Services of the DoI indicated the proposal has no highways interest on 20.12.2016.

6.0 ASSESSMENT 6.1 The main issue in this case is the effect the proposed shop frontage will have on the building in which the premises are situated, and the streetscene in which this building sits, all the while being mindful of the Conservation Area designation. In respect of the final point, it is noted that there is nothing within the Character Appraisal that include this building or the streets immediately surrounding it, although the characterisation of the area as set out in paragraph 1.5 of this report can also be noted.

6.2 Generally speaking, the loss of traditional shopfronts is to be lamented. In this case, however, there is, at ground floor, a lack of stall risers, beading or any other intricate detailing such as pilasters or transoms / mullions that might normally be expected to be found on what is apparently a Victorian building. It is therefore not considered that the existing frontage retains sufficient levels of traditional detailing to be worthy of any particular protection in itself - that is, its

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loss would not, in itself, explicitly result in harm being caused to the character of the Conservation Area. Depending on the quality of that proposed in its place, it may even be considered an enhancement.

6.3 Turning to what is proposed, it is noted that there are other such frontages elsewhere in Douglas and even within the same Conservation Area. The idea that this should automatically make such an approach acceptable in line with adopted policies would fail to result in the scheme being assessed on its own merits. Contemporary interventions on older buildings are often, as a general principle, good practice. In this case, the approach is not considered to be an inappropriate one. The window panels proposed have a vertical emphasis and this would reflect the rhythm of the fenestration in the floors above. The result would be a general renovation to the existing, somewhat tired frontage, and in many ways the large level of glazing at present would not be altogether different from what is proposed. The unification of the design throughout the frontage of a building that sits somewhat apart from its neighbours is to be welcomed, as is the alteration of the rainwater goods to allow the signage boards to be more easily discerned.

6.4 It is also to be noted that the character of the area is such that a contemporary shopfront such as that proposed would not be wholly out of keeping, while the nearby Co-Operative foodstore and Douglas Library building have extensive glazing at ground floor level. There is no one clear style to the shop frontages in the area, even if older frontages are certainly present. While, as noted, the gradual loss of such older / traditional frontages in the area is unfortunate, the existing frontage here is not traditional nor does it offer a self-evidently positive feature to the streetscene. That which is proposed in its place would bring an improvement to the appearance of the building at the ground floor and, consequently, would improve the appearance of the area in which it sits.

7.0 CONCLUSION AND RECOMMENDATION 7.1 In view of the positive conclusions reached on the key assessment criteria, it is concluded that the proposal complies with both General Policy 2 and Environment Policy 35 in that the new shopfronts would result - albeit somewhat on balance - in an improvement to the appearance of the application site and streetscene in which it would sit.

8.0 INTERESTED PERSON STATUS 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, the following persons are automatically interested persons:

o The applicant, or if there is one, the applicant's agent; o 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; o Highway Services of the Department of Infrastructure, and o The local authority in whose district the land the subject of the application is situated.

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 05.01.2017

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.

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                                                 16/01332/B
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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 drawing number 01 received 30th November 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: 05.01.2017

Determining officer

Signed : C BALMER

Chris Balmer

Senior Planning Officer

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