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15/00714/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 15/00714/B Applicant : Scotco / Herbel Restaurant Group Proposal : Alterations to existing shop frontage Site Address : KFC Restaurant 46 - 50 Duke Street Douglas Isle Of Man IM1 2AX
Case Officer : Mr Jason Singleton Photo Taken :
Site Visit : 12.07.2015 Expected Decision Level : Officer Delegation
Officer’s Report
APPLICATION SITE 1.1 The application site is the curtilage of 46-50 Duke Street, Douglas. The property is a three storey, mid terrace building on the eastern side of Dukes Street within Douglas town centre.
1.2 The building has a glazed frontage at ground level with two access doors into the fast food restaurant and equally spaced and proportionate windows above on the second and third floors. There is existing signage above the window that extends the full width (15m) of the property and a width of 1.1m in the corporate colours and branding.
THE PROPOSAL 2.1 The proposal seeks for minor alterations to the 'shop' front in connection with the refurbishment of the ground floor to alter the door configuration from two separate doors to a pair of double doors centrally located within the frontage.
PLANNING HISTORY 3.1 The application site has not been the subject of any previous planning applications that are considered specifically material to the assessment of this current planning application.
DEVELOPMENT PLAN POLICIES 4.1 In terms of local plan policy, the application site is within an area designated as being predominantly shopping in the Douglas Local Plan 1998.
4.2 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 Policies of The Isle of Man Strategic Plan (20th June 2007) states;
4.3 General Policy 2; "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: (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; (g) does not affect adversely the amenity of local residents or the character of the locality".
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15/00714/B
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REPRESENTATIONS 5.1 Douglas Borough Council has sent no objection to the application.
5.2 The Department of Infrastructure Highway Services does not object towards the application. (03/07/15)
ASSESSMENT 6.1 The main issues to consider in the assessment of this current planning application are the impacts of the proposed modifications to the entrance on the appearance of the existing building and character and appearance of the surrounding area.
6.2 The application seeks to retain and clean the existing signage and proposes to make alterations to the front façade by repositioning the two separate doors together to create new twin doors. This would improve the legibility for the public and would be considered an acceptable proposal.
6.3 The above proposals are very minor deviation in content from the existing and will have no adverse impacts upon the amenities of the neighbouring properties. The size and proportions of the new twin doors would match those of the existing in both the design and finish which are all appropriate for the individual building. It is for these reasons the proposed modifications to the frontage would be appropriate in these locations.
RECOMMENDATION 7.1 Overall, it is concluded that the planning application is in accordance with General Policies 2 of the Isle of Man Strategic Plan 2007; therefor it is recommended that the planning application be approved.
INTERESTED PERSON 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 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: 23.07.2015
Conditions and Notes for Approval / Reasons and Notes for Refusal
C : Conditions for approval N : Notes attached to conditions
C 1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
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15/00714/B
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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.
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This approval relates to drawing No's 2015/2369/A000 Rev A; 2015/2369/A102 Rev A; 2015/2369/A200 Rev A; 2015/2369/A101 Rev A all date stamped as received 29th June 2015.
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 : 24.07.2015
Determining officer
Signed :...M GALLAGHER.. Michael Gallagher
Director of Planning and Building Control
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