Planning Officer Report

Application No.:	13/91096/B
Applicant:	Duncan Smith
Proposal:	Replace existing roof chiller with two new units
Site Address:	Royal Bank House
Victoria Street
Douglas
Isle Of Man
IM1 2LN

Officer's Report

1.0 The Application Site

1.1 The application site is the curtilage of Royal Bank House, a five storey building located on the south western side of Douglas Promenade with the Junction to Victoria Street. The application site lies within the Douglas Promenades Conservation Area.

1.2 The application building is on a corner plot with Victoria Street running parallel of the site to the south. The building is currently used as offices and is of a modern form.

1.3 The surrounding area is characterised by predominantly office units, public houses and retail units that have retained many of their original Victorian features and from. Jubilee Building sits adjacent to application site with the Jubilee Clock located 18.5 metres east of the application site.

2.0 The Proposal

2.1 The planning application seeks the approval for the replacement of the existing roof chiller with two new units.

2.2 The existing roof chiller has a height of 2 metres, depth of 5 metres and width of 3.06 metres. The proposed two new roof chillers would have a combined height of 2.15 metres, depth of 5.85 metres and width of just less than 3.2 metres. There would be a 0.5 metres gap between the two proposed units.

2.3 The sound level of the units would be no more than 88dBA which would be equivalent to hearing normal car traffic from inside a vehicle which a sound pressure of 56dBA which is equivalent to a normal conversation at less than 1 metre.

3.0 Planning History

3.1 The supplication site has been the subject of twenty one previous planning applications, seven of which that were granted planning approval are materially relevant to the assessment of this current planning application given the level and nature of proposed development:

PA 13/00688/D: Installation of vinyl signage (partial retrospective).

Case Officer :	Miss Melissa McKnight
Photo Taken :	01.10.2013
Site Visit :	01.10.2013
Expected Decision Level :	Officer Delegation

PA 06/00175/B: Installation of Bi-fold doors to main entrance. PA 06/00325/D: Erection of illuminated advertising signage. PA 99/00131/D: Erection of advertising signage. PA 99/00019/B: Installation of cash machines and siting of chillers and satellite aerial to roof. PA 96/01235/D: Provision of advertisement signs. PA 94/01480/B: Development of site to provide multi-storey office accommodation with civic space \& parking

4.0 Planning Policy

4.1 In terms of local plan policy, the application site is classed as Predominantly Offices under the Douglas Local Plan Order 1998 Map No. 1 (Central Area). As previously mentioned the application site is within the Douglas Promenades Conservation Area. 4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains two policies that are 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 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;
• (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; (1) 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 of 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 At the time of writing there have been no written representations made regarding the current planning application.

6.0 Assessment

6.1 The key issue to consider in the assessment of this application are the impacts of the installation of two new air chillers in replace of a single unit on the character and quality of the Douglas Promenades Conservation Area and Douglas Promenade. 6.2 It is not uncommon for modern office buildings to have air chiller plant equipment erected on the roofs. The two proposed units would be wholly visible for one travelling south/south west along Douglas Promenade. Whilst there would be two units under this scheme and at a slightly larger size than what exists, the increase in mass is not judged to be of a scale that would constitute over intensification and warrant a reason for refusal and would not much more significant to what already exists. 6.3 After consulting with the Conservation Officer, who has viewed the plans, is happy with the proposal and adds that the proposal would also have a limited impact on the appearance of the main building and Conservation Area. 6.4 The sound of each unit will not increase above 88dBA which is considered to be an acceptable noise level not to cause harm on those using the area and building, nor on the public and private amenity within the vicinity of Evergreen House. This level of sound is equal to a home stereo system or a vacuum cleaner.

7.0 Recommendation

7.1 It is recommended that the planning application be permitted.

8.0 Party Status

8.1 The local authority, Onchan District Commissioners, is by virtue of the Town and Country Planning (Development Procedure) (No. 2) Order 2013, paragraph 6 (5)(e), considered "interested persons" and as such should be afforded party status. 8.2 The Highway Authority is granted interested party status under the Town and Country Planning (Development Procedure) (No. 2) Order 2013 paragraph 6 (4) (d).

Recommendation

Recommended Decision: Permitted

Date of 29.10.2013

Recommendation:

Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval <br> N : Notes attached to conditions <br> 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 the following plans: Drawing No 0100, 0101 and 0102 received on 17th September 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 : Determining officer (delete as appropriate) Signed : Signed : Anthony Holmes Senior Planning Officer Signed : Michael Gallagher Director of Planning and Building Control

Signed : Sarah Corlett Senior Planning Officer Signed : Jennifer Chance Development Control Manager