12 March 2021 · Delegated - Principal Planner Sarah Corlett
35, North Quay, Douglas, Isle Of Man, IM1 4lb
The site is a four-storey mid-terrace commercial property in the North Quay Conservation Area, featuring a traditional shopfront with a recessed central entrance and fanlights. The proposal involved replacing this with a modern shopfront: a flat facade with a central main entrance door flanked by sliding folding doors …
Click a button above to find applications similar to this one.
See how this application compares to similar ones — policies, conditions, and outcomes side by side.
The officer assessed whether the proposed shopfront would preserve or enhance the North Quay Conservation Area per Environment Policy 35, General Policy 2, Planning Policy Statement 1/01 (CA/2), and P…
General Policy 2
Requires development to respect site/surroundings in siting, layout, scale, form, design; not adversely affect townscape character or locality amenity. Officer found proposed modern flat shopfront fails to respect traditional townscape by removing recessed entrance, adversely impacting conservation area character.
Environment Policy 35
Permits only development preserving/enhancing conservation area character, protecting special features. Officer tested against unique recessed entrance as special traditional feature; proposal's removal flattens facade, failing preservation test despite functional gains.
Planning Policy Statement 1/01 - Policy CA/2 (Conservation Areas)
Impact on special character of conservation area is material consideration. Highly visible shopfront change from traditional recessed to modern flat deemed harmful to area's character.
Planning Circular 7/89: Shopfronts
Surviving historic shop-fronts of character should be preserved; new fronts respect scale, materials, design of building above. Existing traditional shopfront with recess must be preserved; modern proposal subtracts from traditional variety.
does not oppose this application; no significant negative impact upon highway safety, network efficiency and/or parking
Registered Buildings Officer objects to the shopfront replacement due to harm to the conservation area character, while Highways, Douglas Borough Council, and Flood Risk Management have no objections but note flood risk considerations.
Key concern: loss of traditional shop front failing to preserve or enhance conservation area character
Registered Buildings Officer
ObjectionI object to application due to the loss of the traditional shop front as it fails to preserve or enhance the character or appearance of the conservation area.; The proposals seek to replace the existing traditional style shop front with bi-folding doors.; The character of this building is suited to a traditional shop front
Douglas Borough Council
No ObjectionDouglas Borough Council has no objections.
Flood Risk Management
No ObjectionFlood Risk Management would like to point out that the proposed changes to the front of the building are in a High Risk Flood Zone and thought should go in to Flood Risk Mitigation.; DNO
Highways Division
No ObjectionDo not oppose; After reviewing this Application, Highway Services find it to have no significant negative impact upon highway safety, network efficiency and/or parking.
The original application 20/01542/B for replacement of existing shopfront and installation of sliding doors was refused by delegated officer for failing to preserve traditional character per GP2, EP35, PPS1/01 CA/2, and PC7/89. Appellant argued low historic value of 1950s shopfront, consistency with area regeneration and modern precedents, and prior 2014 appeal approval (14/00934/B). Council defended refusal citing loss of recessed entrance and stall-risers, despite lapsed prior approval, due to updated design guidance aspirations. Inspector found no material policy changes since 2014, agreed proposal preserves variety in Conservation Area and aids regeneration, recommended allowance subject to conditions. Minister concurred and approved on 03 September 2021.
Precedent Value
Reinforces that lapsed prior appeal approvals remain persuasive if no policy/material changes; in Conservation Areas with evolving mixed character, modern interventions aiding regeneration can preserve variety despite officer preference for traditional replication.
Inspector: Michael Hurley BA DipTP
