DEC Officer Report

Application No.: 19/00720/B Applicant: Tevir Properties IOM Limited Proposal: Alterations and installation of external lighting and CCTV cameras Site Address: 43 - 59 Athol Street Douglas Isle of Man IM1 1LA Principal Planner: Mr Chris Balmer Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 06.08.2019 _________________________________________________________________

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 approval relates to the submitted documents and drawings references 1803-PL-001, 1803PL-130, 1803-PL-131, 1803-PL-132, 1803-PL-410 and 1803-PL-411 all received on 25th June 2019.

_______________________________________________________________ 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 buildings 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 The proposal seeks approval for the alterations and installation of external lighting and CCTV cameras (19/00720/B).

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.

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 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."

4.3 Environment Policy 22 states: "Development will not be permitted where it would unacceptably harm the environment and/or the amenity of nearby properties in terms of:

• i) pollution of sea, surface water or groundwater;

• ii) emissions of airborne pollutants; and
• iii) vibration, odour, noise or light pollution."

4.4 Environment 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."

5.0 REPRESENTATIONS - 5.1 Douglas Borough Council have no objections to the application (24.07.2019).

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 proposed lighting is demonstrated to be similar to the lighting at Jubilee Buildings, Victoria Street, Douglas which is a similar traditional large building in a prominent corner position. - 6.3 The main objectives of external lighting are to promote observation, to give the building an added dimension in order to enhance its architectural element as well as the social and historical significance, to improve the quality of environment and to enhance the night-time orientation and use. Therefore an aesthetic, as well as a technical approach is essential. - 6.4 Lighting schemes can become an extension to the architecture, improving the quality of the view and contemplating the existing building and subsequently improving the appearance of the area. Accordingly, it is important to ensure that the lighting features are not obtrusive and detract from the appearance of the building and street scene and impact upon the Conservation Area and that the lighting spills over onto adjoin buildings providing adverse impacts. In this case the physical lighting (& cctv cameras), are well places and would largely go unnoticed attached to the main building. The lighting will operate during different times during winter and summer period / different light levels but will only be potentially on between 7am and 10pm each day. It is considered the lighting at the Jubilee Building is successful at highlighting the form and architectural interest of the building to life after dark, as well as adding interest to the area, which would otherwise be a dark façade. It is considered this proposal along Athol Street will have the same impact and therefore should be encouraged.

7.0 CONCLUSION - 7.1 For the reasons stated 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.

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: 07.08.2019 Determining officer

Signed : S CORLETT Sarah Corlett Principal Planner

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