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24/00775/B Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATION
Application No. : 24/00775/B Applicant : Mr Martin Katz Proposal : Alterations to external elevations to include re-rendering, cladding, replacement windows Site Address : Nelson House 2 Prospect Hill Douglas Isle Of Man IM1 1EJ
Planning Officer: Graham Northern Photo Taken : Site Visit : Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 22.08.2024 __
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 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
This application has been recommended for approval for the following reason. The proposals are considered to be acceptable from a design standpoint, whilst ensuring that the character of the Conservation Area is successfully preserved. The development therefore accords with Strategic Policy 5, Spatial Policy 1, General Policy 2 and Environment Policies 35 and 42 of the Isle of Man Strategic Plan (2016).
Plans/Drawings/Information; This approval relates to the following drawings received 10.07.2024: Location Plan Block Plan Plan as Proposed __
Interested Person Status - Additional Persons
None
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24/00775/B Page 2 of 4
Officer’s Report
1.0 THE APPLICATION SITE 1.1 The application site is the residential curtilage of Nelson House, 2 Prospect Hill, Douglas. Nelson Street is a pedestrianised thoroughfare leading north-eastward towards Marks and Spencer and providing a useful cut through to Strand Street. The site sites directly opposite the Thirsty Pidgeon Public House on the opposite side of Nelson Street, which includes an area of segregated outside seating.
2.0 THE PROPOSAL 2.1 This current planning application seeks approval for alterations to external elevations to include re-rendering, cladding, replacement windows.
2.2 The works include re rendering and the cladding of the angled section of the building with Dark Grey Marley Cedral Fibre Cement Board.
2.3 The windows are proposed as like for like replacements in either white or grey.
3.0 PLANNING HISTORY 3.1 Outdoor seating area with awning over - 24/00084/B - permitted.
4.0 PLANNING POLICY 4.1 The site lies within the Mixed Use Area 3 - Strand Street as shown within the Area Plan for the East, whilst also falling within the Athol Street and Victoria Street Conservation Area.
4.2 The following policies from the 2016 Strategic Plan are considered pertinent in the assessment of this application;
Strategic Policy 2 Priority for new development to identified towns and villages 3 To respect the character of our towns and villages 5 Design and visual impact
Spatial Policy 1 Development in Douglas
General Policy 2 General Development Considerations
Environment Policy 35 Development within Conservation Areas 42 Designed to respect the character and identity of the locality
5.0 REPRESENTATIONS 5.1 Douglas Borough Council has no objection. 19/07/24.
5.2 DOI Highways - no highways interest. 19/07/24.
5.3 No third party representation had been received by the report drafting stage. (15/08/24).
6.0 ASSESSMENT 6.1 Environment Policy 35 sets out the policy in regards to development within a Conservation Area. The policy states that development would only be permitted within a Conservation Area if the development would preserve or enhance the character or appearance of the area and the area is protected against inappropriate development.
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24/00775/B Page 3 of 4
6.2 With the appearance of many buildings strongly influenced by the detailing of their exterior and windows they are a key consideration in terms of visual impact especially within a Conservation Area. The submitted window details are generally considered to be acceptable within a Conservation Area. With this application the windows to be replaced are on a like for like style and detail basis. Following a discussion with the Conservation Officer it was considered that the new windows would be acceptable as replacement items and comply with planning circular 1/98.
6.3 The new windows are considered to be of sufficient quality and appearance to contribute to the overall character of the dwelling. It is considered that they would contribute to the preservation of the character and appearance of the Conservation Area through good building maintenance.
6.4 The other exterior works includes re rendering work that is considered maintenance and will tidy up the exterior. The introduction of cladding is considered to add visual interest and break up the render. Cladding is also a feature that is seen on Prospect Hill on some of the office buildings and as such is not out of character and is considered to preserve the character of the Conservation Area.
6.4 In conclusion, it is considered that the proposal is acceptable in that it would not detract from the existing appearance and character of the building in this location; nor would it unduly harm the character and appearance of the Athol Street/ Victoria Street Conservation Area. As such, the proposed external alterations are considered to be acceptable and would not conflict with the requirements of Environment Policy 35 in the Isle of Man Strategic Plan 2016.
7.0 RECOMMENDATION 7.1 On the basis of the above it is recommended that the planning application be permitted.
8.0 INTERESTED PERSON STATUS 8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons: (a) the applicant (including an agent acting on their behalf); (b) any Government Department that has made written representations that the Department considers material; (c) the Highways Division of the Department of Infrastructure; (d) Manx National Heritage where it has made written representations that the Department considers material; (e) Manx Utilities where it has made written representations that the Department considers material; (f) the local authority in whose district the land the subject of the application is situated; and (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material.
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 above who should be given Interested Person Status.
8.3 The Department of Environment Food and Agriculture is responsible for the determination of planning applications. As a result, where officers within the Department make comments in a professional capacity they cannot be given Interested Person Status. __
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24/00775/B Page 4 of 4
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: 22.08.2024
Determining officer Signed : C BALMER
Chris Balmer
Principal Planner
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