25 April 2024 · Acting Head of Development Management (Abigail Morgan)
Argyle, 2, Harris Promenade, Douglas, Isle Of Man, IM1 2hh
The proposal involves changing the use of the ground floor and basement of a five-storey mid-terraced property in a mixed-use area and Conservation Area from an estate agent office to a sandwich shop and café operating 8am-5pm, with evening events like live music, art exhibitions and film screenings up to 11pm in the b…
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The officer determined the proposal acceptable in principle as the site is at the end of the town centre, surrounded by takeaways, bars and restaurants with varied hours, making the change from Class …
Environment Policy 22
Requires that development does not unacceptably harm the environment or amenity of nearby properties via noise, odour etc. The officer assessed that basement events would have minimal noise impact on neighbours due to site size, surrounding uses including a bar with late music, and upper residential separation.
General Policy 2
Sets general development considerations including amenity and visual impact. Officer found proposal complies as repainting and uses have acceptable visual/amenity effects with no harm to streetscene or neighbours.
Environment Policy 35
Permits development in Conservation Areas only where it preserves or enhances character and appearance. Repainting was acceptable as it does not affect property appearance; uses fit surrounding character of passing trade and hospitality.
Strategic Policy 2 - Priority for new development to identified towns and villages
Priority for new development in towns and villages. Site in Douglas mixed-use zone supports commercial/leisure change.
Strategic Policy 3 - To respect the character of our towns and villages
Respect character of towns and villages. Proposal aligns with existing hospitality uses.
Spatial Policy 5
Design and visual impact. External works deemed non-detrimental.
Strategic Policy 1
Development in Douglas. Supports town centre uses.
Environment Policy 42
Design to respect locality character. Proposal fits streetscene.
Transport Policy 4
Highway safety. No adverse impact noted.
Transport Policy 7
Parking. Acceptable in town centre with nearby service roads.
Time limit
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 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
Operating hours
The use hereby approved shall only be undertaken between Monday to Saturday 8:00 and 23:00. Reason: To ensure that the development is undertaken in accordance with the application details and in the interest of protecting neighbouring living conditions.
Location of assembly/leisure use
The proposed assembly and leisure (Class 4.4) shall only take place in the basement, as detailed in the Planning Statement received 16 April 2024. Reason: the proposed uses have been approved on the floor plans proposed only and the submitted information with particular regard to noise of the upper residential uses.
No signage or street furniture
Notwithstanding the details provided within this application, no permission is given for the signage and the street furniture within the Planning Statement, dated received 16th April 2024. Reason: The application has been assessed on the basis of a change of use with repainting outside only and no other details.
The canopy and external table should not be part of the application as they are approved under a licence from the DOI.
Initially requested additional information on waste storage; satisfied after review and phone discussion on bin storage details.
Highway Services Division raised concerns about the canopy, external table, and ramp impacting the adopted footway and recommended redesign or omission; Douglas City Council requested additional details on waste storage arrangements before finalising comments.
Key concern: canopy and external table obstruct footway and should be omitted from planning application
Highway Services HDC
Conditional No ObjectionThe canopy and external table should not be part of the planning application - these are usually approved under licence from the DOI.; Even if a canopy and external table was proposed for a licence application with the DOI, the canopy and external table are unlikely to be approved in this location as they cause a height and width obstruction on the footway.; DOI can consider a retractable awning attached to the building which is no less than 2.6m from ground level at its lowest point and no less than 0.5m from the carriageway kerb; the proposed front entrance ramp appears to be bolted onto the adopted footway at its end. If it does, then the ramp needs to be revised
Conditions requested: re-design/update proposals to omit canopy and external table on adopted highway; confirm ramp does not bolt onto adopted highway or revise construction; consider retractable awning no less than 2.6m from ground level and 0.5m from carriageway kerb
Douglas City Council
No Commentwe have just had the opportunity to take a look at the above planning application which lacks a little detail on where the applicant intends to store both their residual waste and recycling bins.; ideally the applicant will require sufficient storage for a residual waste bin at 360lts a 360lts bin for cardboard recycling and a 240lts bin for plastic and cans.; We will provide our comments on PA 24/00023/B once we have had the opportunity to review the additional information provided relating to bin and recycling storage.
Conditions requested: sufficient storage for 360lts residual waste bin, 360lts cardboard recycling bin, 240lts plastic and cans bin; confirm current waste storage arrangements and where bins are stored; provide details on internal tables and number if applicable to assess waste storage needs
