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Kellige Ellen Vannin
Heron & Brearley Isle Of Man Breweries Distribution Centre Old Castletown Road Douglas Isle Of Man IM2 1QG
In pursuance of powers granted under the above Act and Order the Department of Infrastructure determined to APPROVE a planning application by Heron & Brearley, Ref 13/00668/B, for the cladding of ground floor external walls with grey timber at 58 - 60 Strand Street Douglas Isle Of Man IM1 2EL subject to compliance with the following condition(s):
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
The development hereby permitted shall not be carried out except in full accordance with Drawing No 01 received on 4th June 2013.
Date of Issue: 10th July 2013
M Kallighe
Director of Planning and Building Control
This decision was made by a Senior Planning Officer in accordance with the authority delegated to them.
This permission refers only to that required under the Town and Country Planning (Development Procedure) Order 2005.
Any appeal against this decision must be in writing and must be received by this Department within 21 days of the date of this notice.
An appeal form and guidance notes are available from either the Planning Office, Tel 685950, or to download from the Department's website www.gov.im/transport/planning/plan/applications/decision.xml.
Please note that a copy of the Officer's report which led to the decision, together with correspondence relative to the application, are available for inspection at the Department.
The proposed development must not be commenced until either;
Whichever is the later.
If no appeal is lodged within 21 days of the date of issue overleaf, and this decision becomes final, the Department's public reference copy (counter copy) of the planning application may be collected by the applicant or their agent from Murray House.
Please note that if the counter copy of the application is not collected within THIRTY DAYS following the last date on which a planning appeal can be made it will be destroyed without further notice.
Department of Infrastructure, Murray House, Mount Havelock, Douglas, Isle of Man, IM1 2SF Tel (01624 685950) email; [email protected]
13/00668/B
| Application No. : | 13 / 00668 / B | | :-- | :-- | | Applicant : | Heron & Brearley | | Proposal : | Cladding of ground floor external walls with grey timber | | Site Address : | 58 - 60 Strand Street | | | Douglas | | | Isle Of Man | | | IM1 2EL |
Case Officer : Miss Melissa McKnight Photo Taken : Site Visit : Expected Decision Level : Officer Delegation
1.1 The application site is the curtilage of 58 - 60 Strand Street, a five storey building sited on the eastern side of Strand Street, Douglas. The building is currently used as a public house at ground floor level. 1.2 The surrounding area is characterised by predominantly retail units with a mix of shop fronts and signage boards and a number of shops having projecting and illuminated sign boards.
2.1 The planning application seeks approval for the installation of grey timber cladding to the ground floor front elevation.
3.1 The supplication site has been the subject of eight previous planning applications, four of which are considered materially relevant to the assessment of this current planning application given the level and nature of proposed development:
PA 11/00708/B: Installation of replacement front fascia and entrance doors, and of new lighting and retractable awning. This previous planning application was permitted.
PA 02/01117/B: Installation of larger replacement windows with cill lowered to floor level and railings at lower level, Ground Floor. This previous planning application was permitted.
PA 98/00275/B: Alterations to public house. This previous planning application was refused on the grounds the external alterations would have the effect of altering the appearance of the building, particulary the former Globe Hotel/Legs of Man Public House, such that its existing character would be lost and such that the existing elevation and the newly created elevation would sit very comfortably next to one another.
PA 98/01481/D: Erection of advertising signage. This previous planning application was permitted.
3.2 The application site is also subject to one current planning application for the erection of illuminated advertising signage under PA 13/00667/D which is currently pending consideration.
3.1 In terms of local plan policy, the application site is classed as Predominantly Shopping under the Douglas Local Plan Order 1998 Map No. 1 (Central Area). 3.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains one policy that is considered specifically material to the assessment of this current planning application:
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 affect adversely the amenity of local residents or the character of the locality;
4.1 Douglas Borough Council has no objection to the current planning application.
5.1 The main issues to consider in the assessment of this planning application are the impacts of the installation of timber cladding on the appearance of the existing building and street scene of Strand Street. 5.2 The installation of timber cladding in replace of the existing external render will inevitably alter the appearance of the main building and in turn change the appearance of Strand Street. There are no other units along Strand Street that have a timber cladding frontage. There is however a mix of shop and unit frontages within the locality that range from full glazing, brick work and render with some units having a mix of all three. This is common in today's main shopping streets. 5.3 The design of the proposed building is very modern adopting what may be best described as a minimalist style with the large glazed frontage being the most notable feature of the Strand Street elevation. It is relevant to assess the proposal against General Policy 2, and in particular part (b) which requires new development to respect the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them and part (c) which requires new development to not affect adversely the character of the surrounding landscape or townscape. 5.4 When assessing a development proposal for a main shopping street, an important consideration is how the design would contribute towards vitality. The installation would be a different material however it would add vibrancy to an ever improving appearance of Strand Street. Overall, the installation of the timber cladding is considered to be an improvement to what is exists and would have an overall improvement on the appearance of Strand Street.
6.1 Overall, it is concluded that the planning application is in accordance with General Policy 2, 6 and 7 of the Isle of Man Strategic Plan 2007.
6.2 It is recommended that the planning application be permitted.
8.0 PARTY STATUS
8.1 The local authority, Douglas Borough Council, is by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5)(d), considered "interested persons" and as such should be afforded party status.
Recommendation
Recommended Decision: Permitted
Date of Recommendation: 08.07.2013
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 permitted shall commence before the expiration of four years from the date of this notice.
C 2. The development hereby permitted shall not be carried out except in full accordance with Drawing No 01 received on 4th June 2013.
I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager/ Senior Planning Officer.
Decision Made : Permitted Date : 9.9.13
Determining officer (delete as appropriate)
Signed : Sohonert Anthony Holmes Senior Planning Officer Sarah Corlett Senior Planning Officer
9 July 2013 13/00668/B Page 3 of 4
Signed : \qquad \qquad Michael Gallagher Director of Planning and Building Control
Signed : \qquad Jennifer Chance Development Control Manager
PA13/00668/B Heron & Brearley Cladding of ground floor external walls with grey timber, 58 - 60 Strand Street Douglas Isle Of Man IM1 2EL Planning Officer:
Planning history and constraint detail extracted from the planning database for this site, collated for the benefit of the Planning Officer on 06.06.2013, includes;
Dev Control Polygons: Reference Number: 98/00764/B Status: Proposal: Alterations to Public House, Caseys, 58 Strand Street, Douglas. Reference Number: 98/01364/B Status: Proposal: Alterations to ground floor facade, 58 Strand Street, Douglas. Reference Number: 02/01117/B Status: Permitted Proposal: Installation of larger replacement windows with cill lowered to floor level and railings at lower level, Ground Floor Reference Number: 98/01481/D Status: Permitted Proposal: Erection of advertising signage, 58 Strand Street, Douglas.
Reference Number: 11/00708/B Status: Permitted Proposal: Installation of replacement front fascia and entrance doors, and of new lighting and retractable awning
Reference Number: 98/00275/B Status: Refused Proposal: Alterations to public house, Caseys, 58 Strand Street, Douglas. Reference Number: 13/00667/D Status: Pending Consideration Proposal: Erection of illuminated advertising signage Reference Number: 87/01314/B Status: Permitted Proposal: Amalgamation of premises to form cafe/bar with manager's accommodation above New Strand Inn, Legs of Man Hotel & New Strand Inn, Strand Street,Douglas
Flood Zones: Flood Zone Location: Douglas Return Period: 200 year
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