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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 18/01311/B Applicant : Tevir Properties IOM Limited Proposal : Alterations including installation of replacement windows, ground floor doorway replacements and alteration and roofing works including replacement roof plant and addition of plant screen Site Address : 43 - 59 Athol Street Douglas Isle Of Man IM1 1LA
Planning Officer: Mr Nick Salt Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 14.01.2019 __
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:
o 1803-PL-001 Rev A Site Plan o 1803-PL-300 Rev A Proposed Ground Floor Plan o 1803-PL-301 Rev A Proposed First Floor Plan o 1803-PL-302 Rev A Proposed Second Floor Plan o 1803-PL-303 Rev A Proposed Third Floor Plan o 1803-PL-304 Rev A Proposed Fourth Floor Plan o 1803-PL-305 Rev A Proposed Fifth Floor Plan o 1803-PL-306 Rev A Proposed Basement Floor Plan o 1803-PL-101 Rev A Existing Elevation - North o 1803-PL-102 Rev A Existing Elevation - South o 1803-PL-111 Rev A Proposed Elevation - North o 1803-PL-112 Rev A Proposed Elevation - South o 1803-PL-121 Rev A Elevation - North Interventions
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o 1803-PL-122 Rev A Elevation - South Interventions o 1803-PL-201 Rev A Proposed Cross Section
(date stamped received 14th December 2018)
o 1803-PL-401 Rev B Proposed Ground Floor Elevations Bay Study - East Entrance with annotations for systems o 1803-PL-410 Rev A Plant Screen - Overview/Bay Study o 1803-PL-411 Rev A Roof Plant Enclosure - Cross Section
o Levolux 140XL Brochure o Record system 20 brochure o Hormann sectional door brochure extracts o Metal Technology System 17 SP curtain walling brochure o Senior Architectural Systems SPW501 door brochure o Photographs of site
(date stamped as received 18th December 2018)
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Interested Person Status - Additional Persons
None __
Officer’s Report
1.0 SITE 1.1 The application site is 43-59 Athol Street, Douglas. The site is the southern side of the street at the western end, close to Douglas Railway Station. The site in question forms the majority of the block of buildings in which it is located, featuring 5 storeys of offices with a variation of external styles and finish from red brick to white rendered. The site has been used as office space for its lifetime, and is currently unoccupied.
1.2 Whilst the building were constructed in the 1990's, the brick facades and traditional window settings on the front facing elevation are of more traditional appearance. The red brick on the end part of the site alludes to the use of brick at the entrance to the railway station across the street.
1.3 The site is within the Athol Street and Victoria Street Conservation Area. There is car parking within the basement of the buildings and an additional access road/lane to the rear (Shaw's Brow).
2.0 PROPOSAL 2.1 Proposed is the refurbishment of the buildings from 43-59 in an attempt to modernise the interior and comply with current regulations. All north and south elevation windows are proposed to be replaced, with the exception of one end of the south elevation which would see a new disabled access door installed. Some other minor alterations to doors on the south elevation are also proposed, as is the replacement of the roof plant which will be higher than the existing and sit approximately 2.5m above the roof in the central part of the site.
2.2 The plant screen for the roof would be light grey, with all replacement windows featuring grey aluminium of the same design of the original opening but in a non-opening style replacing the existing sliding opening (not traditional sliding sash). The windows proposed would meet the A+ Window Energy Rating.
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2.3 The painted parts of the site external walls would be repainted in a light grey, as would all downpipes and other guttering. A number of other ground floor alterations include the removal of a security gate at the eastern end of the ground floor on Shaw's Brow and a car parking space for deliveries and visitors introduced, the generator enclosure from this area would also be removed. The car park gate to the western end of the ground floor on Shaw's Brow will have a replacement roller shutter in dark grey, the entrance door to the western end of Athol Street will be replaced with a contemporary glazed door with disabled access - an space door on the central part of the ground floor from Athol Street will also be replaced with a contemporary door. The entrance door to the eastern end of Athol Street will be also replaced by a contemporary sliding glass door, and adjacent large windows replaced with a disabled access door.
2.4 The number of parking spaces would increase from 14 to 15, there would be additional cycle parking and facilities.
3.0 PLANNING HISTORY 3.1 There has been a large number of past planning applications on the location of this site, beginning with the construction of the office buildings in the 1990's. Many of the applications concern advertisements and alterations such as satellite dishes and air conditioning units.
3.2 There are no past applications which are materially specific to this application, the windows existing have been in place since the buildings construction.
3.3 Prior to the submission of this application, the applicants met with Principal Planner Chris Balmer on 22nd November 2018 to discuss the proposal. In response to this meeting, the Planning Officer stated on 5th December 2018 that there was no major planning concerns, or concerns raised by the Registered Building Officer with exception of a reservation that the main entrance door framing at 55 Athol Street would be 'chunky' in relation to the main site design. The Officer also asked that the fire escape door be designed to match the glazed style of the other doors. The Case Officer is satisfied that the submitted plans address these concerns.
4.0 PLANNING POLICY 4.1 The Douglas Local Plan 1998 designates the site as within an area zoned for Predominantly Offices. The site is within Athol Street & Victoria Street Conservation Areas.
4.2 Due to the land use designation, General Policy 2 of the Isle of Man Strategic Plan 2016 applies (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; (n) is designed having due regard to best practice in reducing energy consumption."
4.3 As the site is within a Conservation Area, the following are also relevant:
4.4 As the site is within Woodbourne Road Conservation Area, Environment Policy 35 (preservation of conservation areas) is relevant; "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."
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4.5 It is also important to consider guidance and policy regarding development in Conservation Areas: Planning Policy Statement 1/01 (Conservation of the Historic Environment of the Isle of Man) - Policy CA/2, (Conservation Areas); "When considering proposals for the possible development of any land or buildings which fall within the conservation area, the impact of such proposals upon the special character of the area, will be a material consideration when assessing the application."
4.6 Finally, in relation to window replacements in Conservation Areas, Planning Circular 1/98 is noted: "If the original windows are in place they should preferably be repaired. If repair is impracticable, replacement windows which would be readily visible from a public thoroughfare must have the same method of opening as the originals. Whatever the material used in their construction, the windows must have the same pattern and section of glazing bars and the same frame sections as the original windows."
"Windows not readily visible from a public thoroughfare must have the same or similar pattern of glazing bars as the originals, but not necessarily the original method of opening, whatever the material used in their construction."
5.0 REPRESENTATIONS 5.1 Douglas Borough Council have no objections to the application (07.01.19).
6.0 ASSESSMENT 6.1 It is considered that the main issues for the assessment of this planning application are the visual impact on the character and appearance of both the buildings themselves and the wider Athol Street Conservation Area.
6.2 Visually, the buildings are prominent on the street scene and any alterations must take account of this. The only proposed alterations to the external walls of the buildings would be a partial repaint, and the new door arrangements. The new doors would bring a contemporary, glazed appearance to the buildings fitting for a Grade A office space whilst respecting the overall character and appearance of the conservation area. The design would increase and preserve disabled access into the offices in line with the general principles of Planning Circular 1/91 Provision for Disabled People.
6.3 The windows replacement on both the north and south elevations would be contemporary in their grey coloured framing and similar to the existing in terms of style and pattern. The windows would also increase the energy efficiency of the building in line with GP2 (n). Planning Circular 1/98 states that all proposed windows visible from a public thoroughfare and within a Conservation Area MUST have the same method of opening as the original. This proposal does not achieve that and in this respect would normally be considered unacceptable. However, given the increased energy efficiency likely to be achieved by the offices, and the use of the building as office space in an area designated for the same, it is considered that this is not sufficient reason for refusal in this case.
6.4 The removal of generator units and other elements from the south elevation could have the effect of 'tidying up' the rear of the buildings somewhat. It is considered however, that this is countered by the replacement roof plant proposals. This part of the proposal would increase the total height and visibility of the roof, noticeable from numerous street in the surrounding area. Whilst this would result in a negative visual impact, the plant would be mainly covered by a plant screen and would not be of a height or level of 'clutter' as to be completely out of place on the street scene.
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7.0 CONCLUSION 7.1 In summary, the proposal would add some contemporary yet tasteful features to the office buildings and improve its energy efficiency and usability. Whilst the window opening method would be altered, and the roof plant make the roof more visible, it is considered on balance that the character and appearance of the buildings, street and Conservation Area would be preserved. In this respect, the proposal meets the requirements of the aforementioned policies in the Isle of Man Strategic Plan 2016 and is recommended for approval.
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.
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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: 16.01.2019
Determining officer
Signed : C BALMER
Chris Balmer
Principal Planner
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