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Application No.: 22/00869/CON Applicant: Scotland House Limited Proposal: Registered Building consent for demolition elements to PA 22/00880/B Site Address: Scotland House North Quay Douglas Isle Of Man IM1 4LE Planning Officer: Mr Peiran Shen Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: _________________________________________________________________
C : Conditions for approval N : Notes attached to conditions C 1. The works hereby granted registered building consent shall be begun before the expiration of four years from the date of this consent.
Reason: To comply with paragraph 2(2)(a) of schedule 3 of the Town and Country Planning Act 1999 and to avoid the accumulation of unimplemented registered building consents.
This application has been recommended for approval for the following reason. This application is considered to comply with Strategic Plan and Planning Policy Statement 1/01
This approval relates to the documents, planning statement and drawing no. 01, 02, 03, 04, 05, 06, 09, 10A, 11, 12A, 13A which have been received on 22th July 2022. _______________________________________________________________
It is recommended that the following Government Departments should not be given Interested Person Status on the basis that although they have made written submissions these do not relate to planning considerations:
DoI Flood Risk Management Division _____________________________________________________________________________
1.0 THE SITE - 1.1 The site is the curtilage of Scotland House, North Quay, Douglas, a three-storey midterrace property located on the north of North Quay, close to its junction with Bank Hill.
2.0 THE PROPOSAL - 2.1 Registered Building Consent is sought in connection with application 22/00880/B. - 2.2 The consent is for the demolition of the existing dormers and the existing rear extension.
3.0 PLANNING HISTORY - 3.1 There is no previous planning application considered materially relevant to this application.
4.0 PLANNING POLICY Site Specific - 4.1 The site is within an area designated as Mixed Use (The Quayside) in the Area Plan for the East. - 4.2 The site is within the North Quay Conservation Area. Strategic Policy - 4.3 The Isle of Man Strategic Plan 2016 contains the following policies that are considered materially relevant to the assessment of this current planning application:
PPS and NPD
4.4 Planning Policy Statement 1/01 - Conservation of the Historic Environment of the Isle of Man contains the following policies that are considered materially relevant to the assessment of this current planning application:
5.0 OTHER MATERIAL CONSIDERATIONS Legislation - 5.1 Section 18(4) of the Town and Country Planning Act (1999) states, "(4) Where any area is for the time being a conservation area, special attention shall be paid to the desirability of preserving or enhancing its character or appearance in the exercise, with respect to any buildings or other land in the area, of any powers under this Act". This sets out the approach to be taken in determining planning applications, which includes giving great weight to the asset's conservation when considering the impact of a proposed development on the asset. Given that the site is within a Conservation Area, the above requirements apply and appropriate consideration will be given in section 7.
6.0 REPRESENTATION - 6.1 Douglas Borough Council does not object to this application (11.08.2022). - 6.2 DoI Highway Services does not oppose this application (11.08.2022). - 6.3 DoI Flood Risk Management Division does not oppose this application (07.09.2022).
7.0 ASSESSMENT - 7.1 The key consideration here is whether the removal of the dormers and the rear extension is acceptable. Policies mentioned in section 4 seek to ultimately preserve or enhance the character of the Conservation Area, retain those buildings which make a positive contribution and protect Registered Buildings from harmful or unacceptable development. - 7.2 The demolition of the elements proposed would not have a negative impact on the character and appearance of the area.
8.0 CONCLUSION - 8.1 The proposal is considered to comply with Strategic Plan and Planning Policy Statement 1/01 - Guide to the Conservation of the Historic Environment of the Isle of Man. Therefore, it is recommended for an approval.
9.0 INTERESTED PERSON STATUS - 9.1 By virtue of the Town and Country Planning (Registered Buildings) Regulations 2013 (As Amended), the following are automatically interested persons:
9.2 The decision-maker must determine:
I can confirm that this decision has been made by a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status.
Decision Made : Permitted Date: 04.11.2022 Determining officer
Signed : C BALMER Chris Balmer Principal Planner
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