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25/90121/B Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 25/90121/B Applicant : Mr Richard Strivens Proposal : Conversion of garage area to additional shop storage Site Address : 67 Strand Street Douglas Isle Of Man IM1 2EN
Principal Planning Officer: Belinda Fettis Photo Taken : Site Visit : Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 14.04.2025 __
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.
This application has been recommended for approval for the following reason. The proposal is considered acceptable in respect of design and visual impact upon the character of the property and the wider streetscene; And no harm is observed in respect of the public highway. Therefore the proposal is considered to accord with General Policy 2 (c) (g) (h) (i) of the Isle of Man Strategic Plan 2016.
Plans/Drawings/Information;
This decision relates to the following Drawings submitted on the dates shown.
o Drawing no. 01 - Location Plan (03.02.2025) o Drawing no.03 Revision 2 - Proposed Elevations and Sections Plan (18.02.2025)
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Right to Appeal
It is recommended that the following organisations should NOT be given the Right to Appeal: o DoI - Highways Services - No objection o Douglas City Council - No Objection
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25/90121/B Page 2 of 4
Officer’s Report
THE SITE 1.1. The site relates to the ground floor rear elevation on Market Street of no.67 Strand Street, Douglas. This mid-terrace building fronts onto the retail area of Strand Street in Douglas.
1.2. As with many of the retail units, this retail unit is served by the rear entrance on Market Street. Presently this comprises a garage door and pedestrian door.
THE PROPOSAL 2.1. The application proposes conversion of the garage area to additional shop storage. The proposal involves blocking up the garage entrance and retention of the pedestrian door.
2.2. The submission proposed an external finish of brick to match the existing wall however this has been amended to smooth render painted black due to a unavailability of the small bricks; Amended plan no. 03 Revision 2 - Elevations and Sections.
PLANNING POLICY
Site Specific 3.1. The site is not in and does not abut a Conservation Area, Registered Building, flood zone or protected tree. 3.2. On the Area Plan for the East, Proposals Map 4, Douglas, the area is designated as Mixed Use.
Strategic Plan 3.3. Taking account of the above, within the adopted Isle of Man Strategic Plan 2016, the following policies are considered relevant in the determination of this application: 3.4. General Policy 2 - development in accordance with land use zoning and appropriate area plan will normally be permitted provided that the proposal meets the relevant criteria of this Policy. In this instance criterion (c) (g) (h) (i) are considered most relevant. (c) does not affect adversely the character of the surrounding landscape or townscape. (g) does not affect adversely the amenity of local residents or the character of the locality. (h) provides satisfactory amenity standards, safe and convenient access for all highway users, including parking, servicing and manoeuvring space. (i) does not have an unacceptable effect on road safety or traffic flows on the local highways.
PLANNING HISTORY 4.1. There is previous planning history within the red line however none are considered to be materially relevant in determine this application.
REPRESENTATIONS 5.1. Copies of representations received can be viewed on the government's website. This report contains summaries only. Local authority o Douglas Borough Council - no objection provided that existing waste and recycling storage is not disrupted and no bins are left on the highway. Statutory Bodies o Highway Services - No objection; loading/unloading for the unit can be completed adjacent to the unit (11.02.2025). o Manx Utilities (Electricity) - although consulted on the 07.02.2025, has not commented on this application at the time of drafting this report, and so it is assumed that there are no objections to the application.
ASSESSMENT
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25/90121/B Page 3 of 4
6.1. The key consideration in determining this application is whether the proposed blocking up of the existing garage door, leaving only a pedestrian door would be acceptable in terms of the retail use at ground floor level and the impact upon the public highway and, the design and its impact upon the streetscene
6.2. Impact of the use and the public highway 6.2.1. The change from garage to storage is to facilitate better storage for the retail frontage. There are no previous conditions requiring retention of the area as a garage, whether for the retail unit of flats above. There are adequate facilities close by for parking or public transport for staff to access the retail unit. In addition allowances for central units are made in respect of parking capacity.
6.2.2. No objections are raised by Highways or Douglas Council in regard to the loss of the garage on account that there is space for parking and unloading and the central location allowing access to public transport and car parks. The only stipulation is that the present waste facility is maintained to ensure that the public highway is not obstructed. There are no reasons for this to change. There are no reasons that would warrant refusal.
6.3. Impact upon the streetscene 6.4. The initial design sought to replicate the existing small bricks that exist around the garage and door entrances. The existing garage door is black, as is the surround and window casements. Small bricks are used at ground and first floor level below a slate roof. Due to lack of availability amendments were considered and smooth render painted black considered to have the least harmful impact upon the streetscene.
CONCLUSION 7.1. The proposal is considered acceptable in respect of design and visual impact upon the character of the property and the wider streetscene; And no harm is observed in respect of the public highway. 7.2. For the reasons given in the report the proposal is considered to accord with General Policy 2 (c) (g) (h) (i) of the Isle of Man Strategic Plan 2016.
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.
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25/90121/B Page 4 of 4
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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: 14.04.2025
Determining Officer Signed : J SINGLETON
Jason Singleton
Principal Planner
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