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25/90308/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 25/90308/B Applicant : Mr Patrick Healy Proposal : Replacement of pillars and roller shutter doors to integral parking bays Site Address : 26 Athol Street Douglas Isle Of Man IM1 1JB
Principal Planning Officer: Belinda Fettis Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 16.06.2025 __
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.
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 documents submitted on the 21st of March 2025.
o Location and Existing and Proposed Site Plan, drawing no.0001 o Existing and Proposed Plans and Elevations, drawing no 0002 o Visibility Splay drawing no.0003 __
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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25/90308/B
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Officer’s Report
THE SITE 1.1. The site relates to the ground floor side elevation on Upper Church Street associated with no. 26 Athol Street, Douglas.
1.2. The existing integral parking is three bays separated by pillars.
THE PROPOSAL 2.1. The application proposes removal of existing pillars at the entrance to integral parking and the construction of replacement pillars and roller shutter doors.
2.2. The supporting letter outlines the reason for the proposal, that is because the existing pillars are causing restrictions on the accessibility of the parking for modern, wider vehicles.
2.3. It is proposed to remove the existing pillars and create one pedestrian access door and two vehicle openings, all with roller shutters with the same material finish.
PLANNING POLICY
Site Specific 3.1. The site is within the Athol Steet and Victoria Street Conservation Area.
3.2. There is a Registered Building on the opposite side of the front elevation, on the corner of Athol Street and Church Street; the development proposed is on the rear therefore the RB is not affected by the proposal.
3.3. The site is not within a flood zone however Athol Street is identified as being susceptible to surface water flooding.
3.4. On the Area Plan for the East, Proposals Map 4, Douglas, the area is designated as 'Mixed Use'.
Strategic Plan 3.5. 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:
3.6. 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. 5.2. Local authority 5.2.1. Douglas Borough Council - no objection (15.05.2025).
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25/90308/B
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5.3. Statutory Bodies 5.3.1. Highway Services - No objection (25.04.2025). 5.3.2. Although consulted, no comment has been received from the following; a) Manx National Heritage; b) Registered Buildings Officer; c) Manx Utilities (electricity).
ASSESSMENT 6.1. The key consideration in determining this application is whether the proposed amendments to the parking access would be acceptable in terms impact upon parking capacity and, design and its impact upon the streetscene.
6.2. Impact of the use and the public highway 6.2.1. The introduction of a pedestrian access should result in clarity on where vehicles and pedestrians enter and depart from the ground floor; This should aid passersby.
6.2.2. In addition, the increased width of the access should result in less vehicle movements within the street and across the pavement as vehicles struggle to use the car park between the existing pillars. Therefore improving the interaction between users and passing pedestrians and vehicles.
6.2.3. No objections are raised by Highways or Douglas Council.
6.3. Impact upon the streetscene 6.4. The design is unlikely to be noticeable in the wider streetscene and where visible, it will not appear out of character with the existing visual.
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);
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25/90308/B
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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: 16.06.2025
Determining Officer
Signed : C BALMER
Chris Balmer
Principal Planner
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