228720

==== PAGE 1 ====

29 September 2014 14/00993/C Page 1 of 3 PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 14/00993/C Applicant : Mr Christian Forbes Proposal : Change of use of premises from retail to financial services Site Address : 33 - 35 Victoria Street Douglas Isle of Man IM1 2LF

Case Officer : Mr Chris Balmer Photo Taken :

Site Visit :

Expected Decision Level :

Officer Delegation

Officer’s Report

1.0 THE APPLICATION SITE 1.1 The application site is 33 - 35 Victoria Street, Douglas, a corner terrace building situated on the southern side of Victoria Street and west of Duke Street. The property is traditional four storey building.

2.0 THE PROPOSAL 2.1 The application seeks planning permission for a change of use of premises from retail to financial services. The 3-D plans, which are indicative, propose a reception area/waiting area, and offices/meeting rooms at ground floor. Two indicative floor plans of the basement have also been submitted which would form an office area.

3.0 PLANNING HISTORY 3.1 The following previous planning application is considered relevant to the determination of this proposal:

3.2 Erection of advertising signage and installation of window decals - 14/00941/D - PENDING DECISION

4.0 PLANNING POLICY 4.1 The site is within an "Area of Predominantly Shopping Use" in the Douglas Local Plan 1998. The site is also within a Conservation Area.

4.2 The following policies in the Isle of Man Strategic Plan 2007 are considered relevant:

4.3 General Policy 2 state: "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; (e) does not affect adversely public views of the sea;

==== PAGE 2 ====

29 September 2014 14/00993/C Page 2 of 3 (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."

Environment Policy 35 states : "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."

5.0 REPRESENTATIONS 5.1 Douglas Corporation (letter dated 22.09.14) and the DOI Highway Division (received 22.09.14) have no objection.

6.0 ASSESSMENT 6.1 Firstly it is important to consider whether the site is an acceptable location in principle for the proposed use. The site is situated within Douglas town centre and is recognised as being within a predominantly shopping area in the Douglas Local Plan. The proposal would provide a financial service, which provides Independent Financial Advice relating to mortgages, saving plans and retirement plans. Accordingly, the site would not accord with the land use designation of "Predominantly Shopping Use". However, it needs to be acknowledge of the use of the neighbouring buildings, which are located at the same crossroad (Victoria Street and Duke Street) which this site forms part. The other buildings are used as estate agents, which again do not comply with the land use designation. Given the proposal would provide financial services, which relate to the purchasing of properties/land which generally require mortgages, it would seem reasonable to consider the proposed use would complement the uses in the immediate area. Furthermore, the character of Victoria Street does comprise of financial services, estate agents, banks and offices. These are not within the same designation; however, a person walking along the street/s would consider the proposed use to fit with the use and character of the area as a whole.

6.2 It is also noted that the "Area of Predominantly Shopping Use" which includes Duke Street, Stand Street and small parts of Victoria Road, there does not appear to be a shortage in retail units. It should be noted that no retail assessment has been undertaken, but just general knowledge and visiting the area.

7.0 RECOMMENDATION 7.1 For these reasons the proposals is considered to comply with the relevant polices of the Strategic Plan and therefore recommended for an approval.

8.0 PARTY STATUS 8.1 In line with Article 6(4) of the Town and Country Planning (Development Procedure)(No2) Order 2013, the following Persons are considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to the application: the applicant or, if there is one, the applicant's agent; the owner and occupier

==== PAGE 3 ====

29 September 2014 14/00993/C Page 3 of 3 of the land the subject of the application; Highway Services, and the Local Authority in whose district the land the subject of the application sits.

Recommendation

Recommended Decision:

Permitted

Date of Recommendation:

26.09.2014

Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal O : Notes attached to refusals

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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.

--

This approval relates to Drawings reference numbers Location Plan - scale 1:100, Proposed Floor Plans, 3-D Floor Plan Images x 4 received on 19th August 2014 and 3rd September 2014.

I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control /Head of Development Management/ Senior Planning Officer.

Decision Made : Permitted Date : 26th September 2014

Determining officer (delete as appropriate)

Signed :... Chris Balmer

Senior Planning Officer

Signed :... Sarah Corlett

Senior Planning Officer

Signed :... Michael Gallagher

Director of Planning and Building Control

Signed : Jennifer Chance Jennifer Chance

Head of Development Management