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PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 24/90987/B Applicant : Dohle IOM Ltd Proposal : Installation of bifold door to north elevation, lower ground floor (retrospective) Site Address : Office Fort Anne South Quay Douglas Isle Of Man IM1 5PD

Technical Officer: Tom Sinden Photo Taken : Site Visit :

Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 18.10.2024 __

Conditions and Notes for Approval

C : Conditions for approval N : Notes attached to conditions

This application has been recommended for approval for the following reason. Whilst the alterations would introduce an imbalance to the building's north elevation, the proposals are judged to be in accordance with General Policy 2 of the IOM Strategic Plan 2016 given that the modest scale of these proposals and the limited visibility of this portion of the elevation mean that the development would result in no loss of amenity and would not affect adversely the character of the surrounding landscape. With the above factors in mind, the application is judged to be acceptable.

Plans/Drawings/Information; This decision relates to drawings 9697/SK-01 and 9697/SK-02, together with the other supporting information received 18th September 2024. __

Right to Appeal

It is recommended that the following organisations should NOT be given the Right to Appeal:

Douglas Borough Council: No objection DOI Highways: No objection __

Officer’s Report

1.0 THE SITE 1.1 The site is Fort Anne, a substantial three-storey office building overlooking Douglas Harbour.

2.0 THE PROPOSAL

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2.1 This application seeks approval to replace two lower ground floor windows with an enlarged opening and bi-fold door. The application is retrospective.

3.0 PLANNING CONSIDERATIONS 3.1 The site is designated in the Area Plan for the East 2020 as mixed use. The property is not located within a Conservation Area, and is located in an area at low likelihood of surface water flooding according to the Department of Infrastructure Flood Risk Viewer.

3.2 National policy: THE ISLE OF MAN STRATEGIC PLAN 2016

General Policy 2 Infrastructure Policy 5 Community Policy 7, 10 & 11.

4.0 PLANNING HISTORY 4.1 Reference Number: 89/00228/A Status: Refused Proposal: Approval in principle to erect office building with covered parking beneath, land beside Approach Road, beneath Ravenscliffe, Douglas

Reference Number: 98/01081/C Status: Permitted Proposal: Change of use of previously approved tourist accommodation (97/1532) to private residential, proposed development to lower site of Ravenscliffe, South Quay, Douglas

Reference Number: 04/02540/A Status: Refused on Review Proposal: Approval in principle for the creation of a driveway and gate, Douglas Head Road entrance

Reference Number: 88/00960/B Status: Refused on Review Proposal: Erection of 45 apartments and associated car parking, Fort Anne site, Douglas Head Road, Douglas.

Reference Number: 98/00069/B Status: Permitted Proposal: Erection of chiller enclosure, Fort Anne, South Quay, Douglas.

Reference Number: 87/04551/B Status: Refused Proposal: Erection of block of apartments and associated car parking and leisure facilities, Fort Anne, Head Road, Douglas.

Reference Number: 87/01077/A Status: Permitted Proposal: Approval in principle to erection of block of luxury apartments, site of the former Fort Anne Hotel, Douglas Head Road, Douglas.

Reference Number: 97/00503/B Status: Permitted Proposal: Erection of 3 level car park, (amendment to previous approval), Fort Anne Site, South Quay, Douglas.

Reference Number: 95/00190/A Status: Refused

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                                      24/90987/B                                     Page  3  of  4

Proposal: Approval in principle for office and apartment development with associated garaging and parking, site of former Fort Anne Hotel, Head Road, Douglas.

Reference Number: 96/01067/B Status: Permitted Proposal: Erection of office corporate headquarters with residential accommodation and associated car parking, Fort Anne site, South Quay, Douglas.

Reference Number: 98/00472/B Status: Permitted Proposal: Creation of entrance to Fort Anne including gates and statue, South Quay, Douglas

Reference Number: 98/00068/B Status: Permitted Proposal: Erection of five flagpoles, Fort Anne, South Quay, Douglas.

Reference Number: 09/01846/B Status: Permitted Proposal: Conversion of existing attic space to office accommodation and creation of additional parking

Reference Number: 06/00216/B Status: Permitted Proposal: Extension to caretakers store within the ground floor area of the covered car park

Reference Number: 04/01619/B Status: Application Withdrawn Proposal: Amendments to PA 02/01674/B, Maisonette level above units 11 and 12, additional tree to be removed and alterations to car park layout.

Reference Number: 97/01568/B Status: Permitted Proposal: Erection of chiller enclosure, Fort Anne site, South Quay, Douglas.

5.0 REPRESENTATIONS Copies of representations received can be viewed on the government's website. This report contains summaries only.

5.1 Douglas Borough Council had stated that they have no objections to the proposals (27.9.2024).

5.2 The Department of Infrastructure Highways Division - After reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and/or parking providing the gym is not a new public use gym and is for the use of existing occupiers of the building (26.9.2024).

6.0 ASSESSMENT 6.1 This application proposes to replace two existing north facing windows at lower ground floor level with a larger opening spanning both existing windows and the pier of masonry in between. The opening would then be fitted with a predominantly glazed bi-fold door with step access out on to the adjacent courtyard area. The topography of the site is such that there is limited visibility of the lower ground floor level from outside of the site. Only restricted views are possible from certain positions in and around the harbour area, together with long distance views from portions of the promenade. Although the introduction of an enlarged opening and bi-fold door will introduce an imbalance to the elevation, it is judged that the modest nature of the alteration when compared to the building as a whole, together with the very limited visibility of this portion of the north elevation, result in no loss of amenity from the proposals, and no adverse impact on the surrounding landscape.

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6.2 Given the nature and scale of the proposals, the application is judged to comply with Infrastructure Policy 5 as well as Community Policies 7, 10 and 11 of the IOM Strategic Plan 2016.

CONCLUSION 7.1 Whilst the alterations would introduce an imbalance to the building's north elevation, the proposals are judged to be in accordance with General Policy 2 of the IOM Strategic Plan 2016 given that the modest scale of these proposals and the limited visibility of this portion of the elevation mean that the development would result in no loss of amenity and would not affect adversely the character of the surrounding landscape. With the above in mind, it is recommended that the application be approved.

8.0 RIGHT TO APPEAL AND RIGHT TO GIVE EVIDENCE 8.1 The Town and Country Planning (Development Procedure) Order 2019 sets out the process for determining planning applications (including appeals). It sets out a Right to Appeal (i.e. to submit an appeal against a planning decision) and a Right to Give Evidence at Appeals (i.e. to participate in an appeal if one is submitted).

8.2 Article A10 sets out that the right to appeal is available to: o applicant (in all cases); o a Local Authority; Government Department; Manx Utilities; and Manx National Heritage that submit a relevant objection; and o any other person who has made an objection that meets specified criteria.

8.3 Article 8(2)(a) requires that in determining an application, the Department must decide who has a right to appeal, in accordance with the criteria set out in article A10.

8.4 The Order automatically affords the Right to Give Evidence to the following (no determination is required): o any appellant or potential appellant (which includes the applicant); o the Department of Environment, Food and Agriculture, the Department of Infrastructure and the local authority for the area; o any other person who has submitted written representations (this can include other Government Departments and Local Authorities); and o in the case of a petition, a single representative.

8.5 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 the Right to Appeal. __

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 and/or rights to appeal.

Decision Made : Permitted

Date: 22.10.2024

Determining Officer

Signed : C BALMER

Chris Balmer

Principal Planner

Customer note

This copy of the officer report reflects the content of the office copy and has been produced in this form for the benefit of our online service/customers and archive record.