Installation of replacement doors to roof level plant room
Site Address:
Peveril Building
Peveril Square
Douglas
Isle Of Man
IM1 2BS
Officer's Report
The Application Site
The application site is the curtilage of Peveril Buildings on Peveril Square in Douglas. The application site is sited on the eastern site of Peveril Square directly adjacent to the Isle of Man Steam Packet Sea Terminal. The Peveril Building is a four storey building comprising of Lloyds Banking and a number of cafes and restaurants.
The Peveril Building is finished in different shades of red bricking. The building has a decorative border of dark red bricks that follow above the ground floor window round the entire building. The existing windows on the dwelling are woodgrain PVC top opening above fixed pane.
Peveril Buildings back onto Walpole Avenue and Royalty House. There is no parking on site but there are restricted parking zones nearby. A small narrow lane runs to the back of the application site.
The Proposal
Proposed is the installation of replacement doors of the existing roof plant room elevation to louvered doors that would match the existing louvers on either side of the doors.
Planning History
The application site has been the subject of a number of previous planning applications, none of which are considered materially specific to that assessment of this planning application.
Planning Policy
In terms of local plan policy, the application site is predominately offices under the Douglas Local Plan Order 1998 Map No. 1 (Central Area). The application site is within Douglas Promenades Conservation Area.
Case Officer:
Miss Melissa McKnight
Photo Taken:
Site Visit:
23.02.2012
Expected Decision Level:
Officer Delegation
In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains two policies that 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:
(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;
(d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses;
(e) does not affect adversely public views of the sea;
(f) incorporates where possible existing topography and landscape features, particularly trees and sod banks;
(g) does not affect adversely the amenity of local residents or the character of the locality;
(h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space;
(i) does not have an unacceptable effect on road safety or traffic flows on the local highways;
(j) can be provided with all necessary services;
(k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan;
(l) is not on contaminated land or subject to unreasonable risk of erosion or flooding;
(m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and
(n) is designed having due regard to best practice in reducing energy consumption."
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."
REPRESENTATIONS
Douglas Borough Council has no objections to the planning application.
ASSESSMENT
The key issues to consider in the assessment of this application are the impact on local amenities of those using Peveril Square area, the impact of the proposed replacement door on the existing building and the proposed louvered doors on the Conservation Area.
It is judged that the proposed replacement of doors to the roof level plant room will have a neutral impact on the amenities of the local residents given the position of the doors on the roof level. The plant room is hidden behind and beneath the existing flat roof of the building. The proposed louvered doors will not be readily visible from the public thoroughfare and will therefore not cause any adverse impacts on the amenities of those within the locality.
It is considered that the proposed change from timber doors to louvered doors will not have any adverse impacts on the main building itself. The existing doors to be replaced are not considered to be of Conservation value and therefore the replacement of the doors would not harm the appearance of the existing building and cause adverse impacts to the Peveril Buildings. The replacement to louvered doors would match the existing louvers that are either side of the timber doors to be replaced.
In regards of the proposal on the Conservation Area given the position of the proposed development on the roof level of the Peveril Buildings it is judged not to cause any detrimental impacts on the Conservation Area and therefore judged as an appropriate form of development. After visiting the site, the roof level plant is not visible from the street view. Overall it is judged that the planning application accords to the provisions of General Policy 2 and Environment Policy 35 of the Isle of Man Strategic Plan 2007.
RECOMMENDATION
It is recommended that the planning application be permitted.
PARTY STATUS
The local authority, Douglas Borough Commissioners, is by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5)(d), considered "interested persons" and as such should be afforded party status.
Recommendation
Recommended Decision: Permitted Date of Recommendation: 09.03.2012 Conditions and Notes for Approval / Reasons and Notes for Refusal
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
: Notes attached to refusals
C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
C 2.
This approval for the installation of replacement doors to roof level plant room relates to drawings showing Location Plan and Site Plan and drawing number 50006400-xxxxxxxx---ARO1-E1-A1-5001 date stamped 2nd February 2012.
I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager/ Senior Planning Officer.
Decision Made : Permitted Date : 12/3/12
Determining officer (delete as appropriate)
Signed : [Handwritten signature] Anthony Holmes Senior Planning Officer
Signed : [Blank] Michael Gallagher Director of Planning and Building Control
Signed : [Blank] Jennifer Chance Development Control Manager
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