DOI Planning Statement

infrastructure

planning and building control bun-troggalys - planned as gurneil troggal

Please reply to the signatory Our Ref: 14/00934/B

Mr. A. Johnstone, Planning Appeals Secretary, Cabinet Office, Government Offices, Bucks Road, Douglas, IM1 3PN.

Tel: (01624) 685910 Fax: (01624) 686443 Email: [email protected]

Director of Planning & Building Control Michael Gallagher, M.R.T.P.I. 18th December 2014

Dear Mr Johnstone

PA No: 14/00934/B Proposal: Removal of existing shop front and erection of a new front consisting of a sliding folding door Address: 35 North Quay Douglas Isle Of Man IM1 4LB

Please find a statement that sets out the position of the Department of Infrastructure in respect of the above planning application.

The statement comprises three parts:

1. A copy of the Planning Officer’s report, which assessed the proposal and recommended that the planning application be Refused. This was considered and accepted by the Director of Planning and Building Control on the 9th December 2014 who Refused the application;
2. An aerial photograph of the site, and
3. A set of conditions in the event that the appointed Planning Inspector is minded to recommend that the application be approved.

Yours sincerely,

Miss S E Corlett Senior Planning Officer

SUGGESTED CONDITIONS FOR PA 14/00934/B

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.

Consideration may be given to an additional condition which seeks the submission of further details of the sections of the proposed doors to ensure that the doors contain sufficient detailing appropriate to its location within the Conservation Area.

Statement Of The Department Of Infrastructure

Isle of Man Government

Baillys Ellen Vannin

Planning statement on behalf of Department of Infrastructure Planning and Building Control

Removal of existing shop front and erection of a new front consisting of a sliding folding door

35 North Quay Douglas Isle Of Man IM1 4LB

PA Reference 14/00934/B

Statement prepared on behalf of DOI Planning and Building Control by Planning Officer: Miss S E Corlett

Department of Infrastructure, Planning & Building Control, Murray House, Mount Havelock, Douglas Isle of Man, IM1 2SF. Email [email protected]. Tel 01624 685950

18 December 2014 14/00934/B

18 December 2014 14/00934/B

Page 2 of 7

Page 2 of 7

1.0 The Application Site

1.1 The application site is the curtilage of 35 North Quay, Douglas, an end of a three storey Victorian terraced property immediately adjacent to The British Public House. The site lies within a Conservation Area.

1.2 The property is a delicatessen and café at ground floor which fronts onto the North Quay with a reduction of the roadway to one vehicle width and associated level pedestrian surfaces which are occasionally used as seating space immediately in front of the shop. It is noted that there is no separate approval for the use of the pavement as an extension of the café. This should be applied for under separate application.

1.3 The built environment in the immediate area is characterised by a variety of uses, architectural styles and finishes. Adjacent to the east, is The British, a Public House in the Arts & Crafts style, designed by local architect Armitage Rigby. Immediately to the west, 33-34, is Vanderplank Opticians with a pair of frontages that owe more to traditional, rather than the contemporary, with windows and side doors inset into a masonry background. The restaurant beyond clearly links with St Matthew's Church in the use of its pointed arches and use of sandstone. None of these is considered to be original in terms of shopfront, but they do owe more toward the traditional, rather than the contemporary in terms of design and materials use.

2.0 The Proposal

2.1 The application seeks planning approval for the removal of the existing shop front and the erection of a new front consisting of a sliding folding door.

3.0 Planning History

3.1 The following previous applications are considered to be specifically material in the assessment of the current application: 08/01581/D - Retention of awnings with logos - Application Permitted 07/02318/C - Additional use of ground floor shop as a cafe - Application Refused - Permitted at Appeal 07/00594/D - To display a free standing sign board outside premises - Application Refused

04/02369/B - Proposed conversion of existing living accommodation into 3 self-contained apartments. Construction of access stairway and the provision of toilets and escape stair to ground floor cafe/shop and basement store - Application Refused - Appeal Withdrawn

04/00675/B - Conversion of existing shop and basement to a cafe with replacement shop front incorporating additional entrance and alterations to flat above - Application Permitted

93/00292/B - Refurbishment and alterations, 35 North Quay, Douglas - Application Permitted

4.0 Planning Policy

4.1 The site is identified as a "Predominantly Retail" within Map No.1, Central Area within the Douglas Local Plan 1998 and within the North Quay Conservation Area.

4.2 As the application seeks planning approval for the removal of the existing shop front and the erection of a new front consisting of a sliding folding door on a property located within the North Quay Conservation Area designated in 1990, the relevant planning policies from the Isle of Man Strategic Plan 2007 (20th June 2007) are Strategic Policies 4 and 5, General Policies 1 and 2 and Environmental Policy 35. Policy CA/2 SPECIAL PLANNING CONSIDERATIONS of Conservation Areas of Planning Policy Statement 1/01 (Policy and Guidance Notes for the Conservation of the Historic Environment of the Isle of Man) and Category b) "Buildings in Conservation Areas" of Windows Policy 1/98 are also considered to be relevant to the determination of this application.

Strategic Policy 4 states:

'Proposals for development must:

(a) Protect or enhance the fabric and setting of Ancient Monuments, Registered Buildings, Conservation Areas, buildings and structures within National Heritage Areas, and sites of archaeological interest; (b) protect or enhance the landscape quality and nature conservation value of urban as well as rural areas but especially in respect to development adjacent to Areas of Special Scientific Interest and other designations; and (c) not cause or lead unacceptable environmental pollution or disturbance.'

Strategic Policy 5 states:

'New development, including individual buildings, should be designed so as to make a positive contribution to the environment of the Island. In appropriate cases the Department will require planning applications to be supported by a Design Statement which will be required to take account of the Strategic Aim and Policies.'

General Policy 1 states:

'The determination of matters under Part 2 (Development Control) and Part 3 (Special Controls) of the 1999 Town and Country Planning Act shall have regard to the provisions of the Development Plan and all other material considerations.'

General Policy 2 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; (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;