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19/00261/B Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 19/00261/B Applicant : Victoria Street Properties Ltd Proposal : Installation of a replacement shop front Site Address : 67 Strand Street Douglas Isle of Man IM1 2EN
Planning Officer: Mr Nick Salt Photo Taken : 11.04.2019 Site Visit : 11.04.2019 Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 12.04.2019 __
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.
Plans/Drawings/Information:
This permission relates to the following plans and drawings, date stamped as received on 6th March 2019:
o J17017 2 Location and Site Plans o J17017 101 Existing and Proposed Elevations
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Interested Person Status - Additional Persons
None __
Officer’s Report
1.0 SITE 1.1 The site is the ground floor shop unit of a three storey terrace on 67 Strand Street in Douglas, on the main shopping thoroughfare. The unit has some traditional features and semi- ornate bordering around the shop front, although was installed in recent decades. The shop is
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19/00261/B Page 2 of 4
bounded by a coffee shop and jewellers at either side. Strand Street itself is characterised by a range of shop front styles ranging from modern glass curtain styles to more traditional designs.
2.0 THE PROPOSAL 2.1 The proposal is for the replacement of the existing traditional shop front with a full glazed, dark grey powder coated aluminium style curtain wall. New sliding external entrance doors will be installed to match the glass curtain wall.
3.0 PLANNING HISTORY 3.1 The following past planning applications are relevant to this proposal:
3.1.1 84/00615/B - Installation of new shop front, 67 Strand Street - Permitted.
3.1.2 93/00588/B - Installation of new shop front and signage, 67 Strand Street - Permitted.
3.1.3 17/01079/B - Alterations to front facade and internal layout to create two storey curtain walling, 67 Strand Street. This application was initially recommended for refusal by the case officer based on the loss of some traditional features of the shop front, however the application was approved by the Planning Committee. That proposal differed from the current one as it was for two storey glass curtain walling, whilst the present application if for the ground floor only.
3.1.4 No's. 62-66 and 68-72 have had planning approvals in the last 7 years for modern shop fronts. There was no issue raised with the principle of more modern appearances (12/00966/B and 15/01375/B).
4.0 PLANNING POLICY 4.1 The site is zoned as Predominantly Shopping on the Douglas Local Plan.
4.2 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."
4.3 The Douglas Town Centre Masterplan was adopted in 2014 and is a material planning consideration. There are some relevant 'goals' set out under the Vision section of the document:
"To revitalise the high street by creating new retailing opportunities, retaining and enhancing the independent offer, attracting well known high street brands and investment to support town centre activity."
"To create an inviting and attractive place where residents and visitors alike can enjoy a mix of attractions and activities, interlinked by high quality public space."
5.0 REPRESENTATIONS 5.1 Douglas Borough Council have no objection to the application (01.04.19).
6.0 ASSESSMENT
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6.1 The key considerations in the assessment of this application are the visual impacts on the shop unit and particularly the street scene overall.
6.2 The current proposal is a reduction from the approved shop front alterations approved in early 2018. As noted in 3.1.3, that proposal differed from the current one as it was for two storey glass curtain walling, whilst the present application if for the ground floor only. The principle of a modern, glass shop front has been established as acceptable both through this decision, and also the prevalence of such shop front on Strand Street such as Next and Topshop. The case officers report in 17/01079/B noted the loss of the traditional shop front at ground floor level as unacceptable in that it detracted from the overall sense of place and the character of the street scene. This view was not taken by the Planning Committee who overturned the recommendation for refusal and approved the application. The existing shop front does retain a traditional style, one of the few along what is a street characterised by an eclectic mix of contemporary, modern and traditional/semi-traditional shop front and building styles. The two stores directly opposite feature full curtain walling.
6.3 It is considered that the provision of a more modern, airy and bright retail unit would further enhance the shopping experience in Strand Street and ensure that Douglas remains an attractive and modern place for retail and leisure for both Island residents and visitors. If the whole of this section of Strand Street were to feature ornate or traditional shop fronts, there may be a case for the modern glass designs being unacceptable. It is evident that the glass wall carries no unique feature and replicates that seen in most medium-large sized towns in the UK and in Ireland. However, the site is not within a Conservation Area, and to refuse the application based on a loss of character and traditional appearance would be inconsistent. Furthermore, efforts which encourage or retain footfall within the town centre should be encouraged where there are no overriding unacceptable losses to the town character.
7.0 CONCLUSION 7.1 For the above reasons the proposal is considered on balance to comply with General Policy 2 of the Isle of Man Strategic Plan 2016 and meet the goals set out in the Douglas Town Centre Masterplan and is therefore acceptable.
8.0 INTERESTED PERSON STATUS 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 (Article 6(4), the following persons are automatically interested persons: (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.
8.2 The decision maker must determine: o Whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and o Whether there are other persons to those listed in Article 6(4) who should be given Interested Person Status. __
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.
Decision Made : Permitted
Date: 23.04.2019
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Determining officer
Signed : S CORLETT Sarah Corlett
Principal Planner
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