Officer Report PA 87/01949/B

Transport Policy 1 states: "New development should, where possible, be located close to existing public transport facilities and routes, including pedestrian, cycle and rail routes." Transport Policy 4 states: "The new and existing highways which serve any new development must be designed so as to be capable of accommodating the vehicle and pedestrian journeys generated by that development in a safe and appropriate manner, and in accordance with the environmental objectives of this plan." PLANNING HISTORY The following previous planning application should be considered in the assessment and determination of this application: PA 87/01949/B - Internal alterations and new shopfront - Permitted REPRESENTATIONS Douglas Corporation has no objection to the proposed application. The Department of Transport Highways Division do not oppose, it has no traffic management parking or road safety implications. Douglas Drainage Services has no objection in principle subject that the surface and foul water drainage from the proposed development must be separated and combine at the curtilage boundary at the rear of the property. Exact details of the drainage layout must be provided to the Borough of Douglas Drainage Section for approval, prior to any work commencing on site. It should be noted that it is an offence under Manx legislation to permit the discharge of polluting or harmful matte to any public sewers or watercourses. Appropriate measures must be taken by the developer/occupier of the premises to ensure compliance with the legislation. No groundwater will be permitted into any public foul sewer (either pumped or by gravity) so as to comply with the requirements of the Department of Transport Drainage Division. Prior to demolition of the existing buildings the Douglas Drainage Section will undertake a CCTV Condition Survey. Disability Access Officer has commented on the application for the needs of disabled people using this building. Toilets: - a wheelchair user needs at least 1.5m turning circle with the door shut. They also need 600mm at each side to transfer from the wheelchair to the toilets. This would mean you would need the cubical to be 2.4m sq. If this is not possible you could get away with a 2m sq cubical. Have two 2m sq cubical. One with the toilet in the right hand corner and one in the left hand corner, these can both be unisex and general, so everyone can use them. The director of Manx Oddity Limited, 5 Wellington Street, Douglas has commented on the proposed development and they are summarized as follows: - There is no complaint as the building has been neglected for a long period of time - There is concerns regarding how the demolition and new construction would be carried out and the effect it may have on his business i.e. restrict access, heavy vehicles - Concerns regarding the damage to the unstable pedestrian bricked street, potential accidents PC Agenda 26.02.2010 3, Seafield Ballure Road Ramsey Isle of Man IM8 1NL 01624-815219 -2- totally inadequate for the heavy traffic which would be involved in this proposed project. We strongly object to any destruction of the very fine old pine trees and other shrubs between Seafield and Ballure. If the roots of these trees were dug out possible subsidence might occur and this might very well affect this and other buildings. Finally, as our living room and main bedroom look down on the proposed site of light garages, we believe the noise from cars, - Would like provisions to be placed on the planning permission to reduce disturbance to surrounding businesses - Would like to be informed of works progress and likely time to complete each stage of demolition and re-build ASSESSMENT The proposal comprises the demolition of the existing building and the erection of a three-storey retail outlet; with retail on the ground and first floors and a storage area on the second. In terms of assessment the four main considerations are i) the acceptability of demolition of the building; ii) the visual impact of the proposed building; iii) the acceptability of the retail outlet; and iv) car parking provision. In respect of i) the demolition of the building (and after a discussion which the applicants agent), it is considered that the existing building is critically flawed and that demolition on the basis of structural condition is acceptable. In terms of the impact of the demolition on the character of the townscape it is concluded that as the existing corner building has a mixture of styles (particularly at ground floor level) it does not add unique or irreplaceable visual amenity within the area. As such, the demolition of the existing building and the erection of a replacement building provides the opportunity to enhance the character of the surrounding townscape. In regards of ii) the visual impact of the proposed building is considered to be acceptable. What is proposed retains the same footprint, windows, cornice / detailing and is slightly reduced in height to that of the existing building. It represents a visual improvement over the existing building, as it has a more uniformed appearance than the existing, which is appropriate to the surrounding townscape. Given the prominence of the building, it is important to preserve the detailing which currently exists, which is achieved through amendments to the original submission (which consist of additional cornice / detailing to the parapet wall - similar to the existing). In terms of iii) the acceptability of the retail outlet in this location is considered to be acceptable as the application site is situated within an area zoned as Predominantly Shopping under the Douglas Local Plan, as such, the principle for the development would be compatible with its surrounding uses. Furthermore, the re-development of this under used site / building is encouraged (under Strategic Policy 1) and is scaled appropriately within the existing area and would not have an adverse effect on adjacent retail sites. Finally in terms of iv) the siting of the building in an established pedestrianised street, would result in the development not requiring on-site parking due to the intensive form of the proposal and its location off the main highway. It is feasible for the retail development to be serviced via Wellington Street and there is sufficient public car parking in the immediate vicinity (Marks and Spenser's Car Park). RECOMMENDATION For these reasons the proposal is considered acceptable and it is recommended that the planning application be permitted. PARTY STATUS It is considered that the following parties, who submitted comments, accord with the requirements of Planning Circular 1/06 and are therefore, afforded Interested Party Status: - Douglas Corporation - Borough of Douglas Drainage Section - The Department of Transport Highways Division PC Agenda 26.02.2010