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24/91291/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 24/91291/B Applicant : Gold Properties Proposal : Installation of replacement roof, windows, doors and alterations to Thomas Street entrance. Site Address : St Thomas House 30 Victoria Street Douglas Isle Of Man IM1 2LB
Planning Officer: Russell Williams Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 11.06.2025 __
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.
C 2. The development shall be completed in accordance with the materials as indicated on approved Dr No. 24/3231/04.
Reason: To ensure the development has a suitable impact upon the character and appearance of the area.
This application has been recommended for approval for the following reason. The proposed works will preserve the character and appearance of the property and in turn the broader Conservation Area, complying with EP35, EP42, GP2 of the Strategic Plan and PPS 1/01.
Plans/Drawings/Information;
This decision relates to the following plans and drawings, date stamped received on 13 November 2024:
Existing Plans 24/3231/01 Existing Elevations 24/3231/02 Proposed Floor Plans 24/3231/03 Proposed Elevations 24/3231/04 __
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24/91291/B
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Right to Appeal
It is recommended that the following organisations should NOT be given the Right to Appeal:
Douglas Corporation - No objection
Highway Services - No objection __
Officer’s Report
1.0 THE SITE
1.1 The application site comprises a large part 4 storey, part 2 story office building located on the corner of Victoria and Thomas Street. The building is Victorian era in style with a rear flat roof extension on Thomas Street from the 1980's.
1.2 The building is finished externally in painted render walls with stone features and arched windows to the principle building. The modern rear extension has a flat felted roof with painted render to the upper walls and undercroft parking off Thomas Street. Windows and doors are of grey and white uPVC throughout the building.
1.3 The building has been used historically as an insurance broker office, Use Class 2.1. The premises is understood to have been empty for some time and is in need of repair and maintenance.
2.0 THE PROPOSAL
2.1 The application seeks planning permission for works to repair and make good the existing building. The works extend to the following:
3.0 PLANNING POLICY
3.1 The application site is located within an area identified as Strand Street Mixed Use Proposal Area under the Area Plan for the East (Map 5 Douglas Central), although the site does not sit along a Primary retail frontage. The site is within the Athol St and Victoria St Conservation Area, but is not within the flood zone.
3.2 General Policy 2 of the Strategic Plan is considered applicable, which 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;
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24/91291/B
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(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."
3.3 Environment Policy 35 states that "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."
3.4 Environment Policy 42: New development in existing settlements must be designed to take account of the particular character and identity, in terms of buildings and landscape features of the immediate locality. Inappropriate backland development, and the removal of open or green spaces which contribute to the visual amenity and sense of place of a particular area will not be permitted. Those open or green spaces which are to be preserved will be identified in Area Plans.
4.0 OTHER MATERIAL CONSIDERATIONS
4.1 Planning Policy Statement 1/01 - Conservation of the Historic Environment of the Isle of Man includes Policy CA/6 (Demolition which states: "Any building which is located within a conservation area and which is not an exception as provided above, may not be demolished without the consent of the Department. In practice, a planning application for consent to demolish must be lodged with the Department. When considering an application for demolition of a building in a conservation area, the general presumption will be in favour of retaining buildings which make a positive contribution to the character or appearance of the conservation area. Similar criteria will be applied as those outlined in RB/6 above, when assessing the application to demolish the building, but in less clear cut cases, for example, where a building could be said to detract from the special character of the area, it will be essential for the Department to be able to consider the merits of any proposed new development when determining whether consent should be given for the demolition of an unregistered building in a conservation area. Account will be taken of the part played in the architectural or historic interest of the area by the building for which demolition is proposed, and in particular of the wider effects of demolition on the building's surroundings and on the conservation area as a whole."
4.2 Section 18(4) of the Town and Country Planning Act (1999) is relevant and states, "(4) Where any area is for the time being a conservation area, special attention shall be paid to the desirability of preserving or enhancing its character or appearance in the exercise, with respect to any buildings or other land in the area, of any powers under this Act".
4.3 Planning Circular: 1/98 THE ALTERATION AND REPLACEMENT OF WINDOWS Policy 6: "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
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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 the construction."
5.0 PLANNING HISTORY
5.1 24/91292/CON - Installation of replacement roof, windows, doors and alterations to Thomas Street entrance associated with 24/91291/B - Not determined
5.2 25/90047/B - Change of use from office (Class 2.1) to children's care facility (Class 4.2), and conversion of flat roof to external play area with glazed railings - Withdrawn
6.0 REPRESENTATIONS
6.1 The following Statutory Consultees have been consulted and their responses can be summarised as follows:
Douglas Corporation - No objection
DOI Highway Services - No comments have been received
6.2 No representations have been received from members of the public.
7.0 ASSESSMENT
7.1 The key considerations in the determination of the application are the impact upon the character and appearance of the building and the Conservation Area.
7.2 In assessing the visual impacts of the proposed development, it is noted that the Area Plan for the East 2020 (TAPE2020) includes a list of principles of good design at section 6.6 which reinforces Strategic Planning policies in the need for development to make a positive contribution to the environment. It stipulates that detailed design proposals should respond positively to local context and character, taking into account scale, form, layout, materials, colouring, fenestration and architectural detailing, as well as physical features including topography, pattern of streets, street scene and density of development. Further to the above, Environment Policies 35 and 42, and General Policy 2, also provide design guidance for new proposals.
7.3 With regard to impact of the proposed works on the character or appearance of the building and Conservation area, the proposal involves physical changes to the façade of the building by way of new window and door installations, and the removal of signage. Works to the roof will not be overly visible due to the height of the building and limited vantage points in the area.
7.4 The proposed works are not considered to result in adverse impacts given that the proposed windows and doors would have matching glazing patterns to the existing windows, and would replicate the style and method of opening as the existing, thus aligning with the provisions of Planning Circular 1/98.
7.5 The alterations to the external elevations would also not detract from or impact adversely upon the key features of the property which contributes to the character of the immediate locality and Conservation Area. Therefore, it is not considered that there would be detrimental visual impacts from these elements of the proposal.
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8.0 CONCLUSION
8.1 It is considered that the scheme would preserve the character and appearance of the property and in turn the broader Conservation Area, complying with EP35, EP 42, GP 2 of the Strategic Plan and PPS 1/01.
9.0 RIGHT TO APPEAL AND RIGHT TO GIVE EVIDENCE 9.1 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).
9.2 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.
9.3 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.
9.4 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.
9.5 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: 12.06.2025
Determining Officer
Signed : C BALMER
Chris Balmer
Principal Planner
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