DEC Officer Report

PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No.: 21/01406/B Applicant: Bramden Property Investments Limited Proposal: Alteration to previous approval under PA17/01078/B to include two roof top office pods, additional access door to car park, enclosure bins and site entry gate. Site Address: Celtic House Victoria Street Douglas Isle Of Man IM1 2LR Principal Planner: Mr Chris Balmer Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 20.12.2021 _________________________________________________________________

Conditions and Notes for Approval

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.

Reason: To comply with Article 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.

This application has been recommended for approval for the following reason.

It is considered that the planning application is in accordance with General Policy 2, Environment Policy 35, Business Policy 7 & 8 of the Isle of Man Strategic Plan 2016 and Section 18 of the TCPA.

Plans/Drawings/Information; This approval relates to the submitted documents and drawings all received on 23.11.2021. _______________________________________________________________

Interested Person Status

Additional Persons

None _____________________________________________________________________________

Officer’s Report

1.0 THE SITE - 1.1 The application site is the curtilage of Celtic House, Victoria Street, Douglas located to the southern side of Victoria Street and opposite the Villiers Building (RBS Office). The existing

• building is five storeys above street level, with an additional basement level. This building has an unusual architectural design with varying window designs & sizes over the five floors. The ground and first floor levels are made up mainly of glazing, infilled with a black marble; however, this design approach alters from the second, third and fourth floors as these have less glazing infilled with what appears as concrete panels or similar finish. Recently, the building has been significantly renovated/extended. These works are ongoing, albeit it appears to be "substantially completed" i.e. the building is water tight.
• 1.2 The site is accessed via an existing access road which runs from Fort Street to the rear of the site, where the site has its own private car park with 18 spaces and a bike store.

2.0 THE PROPOSAL - 2.1 The application seeks full approval for the alteration to previous approval under PA17/01078/B to include two roof top office pods, additional access door to car park, enclosure bins and site entry gate. The works include:

• o additional office accommodation (two roof office pods) which replace the formally approved external pergolas;
• o two escape doors to the rear ground floor elevation;
• o enclosing of rear bin store;
• o installation of a sliding gate to rear car park;
• o creation of 14 bicycle spaces; and
• o introduction of a bronze surround to the windows to front elevation.

3.0 PLANNING HISTORY - 3.1 The following previous planning applications are considered to be specifically material in the assessment of the current application: - 3.2 Alterations to the facades and extension to the rear of the existing building to create additional office space - 17/01078/B - APPROVED - 3.3 Alterations to the facades and extension to the rear, including the change of use of the basement and ground floors from offices to use class 3 - food and drink, with hours subject to licencing approval 11am to midnight - 16/01330/B - APPROVED - 3.4 Refurbishment and extension of existing office - 16/00711/B - APPROVED - 3.5 Construction of banks, shops, and offices on site of cinema, 11 Victoria Street, Douglas

- 84/00101/B - APPROVED

4.0 DEVELOPMENT PLAN POLICIES - 4.1 The application site is within an area zoned as "Mixed Use Proposal Area" identified on the Area Plan for the East. The site is within a Conservation Area. Given the nature of the application it is appropriate to consider the following planning policies: - 4.2 Strategic Policy 4 states: "Proposals for development must:

• (a) Protect or enhance the fabric and setting of Ancient Monuments, Registered Buildings, Conservation Areas, buildings and structures within National Heritage Areas, and sites of archaeological interest;
• (b) protect or enhance the landscape quality and nature conservation value of urban as well as rural areas but especially in respect to development adjacent to Areas of Special Scientific Interest and other designations; and
• (c) not cause or lead unacceptable environmental pollution or disturbance."

4.3 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:

• (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; (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;

4.4 Environment Policy 35 states: "Within Conservation Areas, the Department will permit only development which would preserve or enhance the character or appearance of the Area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development." - 4.5 Conservation Areas of Planning Policy Statement 1/01 (Policy and Guidance Notes for the Conservation of the Historic Environment of the Isle of Man). - 4.6 Town and Country Planning Act 1999 (TCPA) Section 18 "…(4) Where any area is for the time being a conservation area, special attention shall be paid to the desirability of preserving or enhancing its character or appearance in the exercise, with respect to any buildings or other land in the area, of any powers under this Act."

5.0 CONSULTATIONS - 5.1 Highway Services have commented (09.12.2021): "After reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and /or parking. The Applicant is advised that Highway Licences may be necessary for use of the highway"

6.0 ASSESSMENT - 6.1 As outlined previously a similar scheme has recently been approved. This proposal makes minor changes to this approval. The main alteration being the top floor, with the small additional office areas replacing the previously approved external pergolas. POTENTIAL IMPACT UPON THE STREET SCENE AND CONSERVATION AREA - 6.2 The Planning Authority has a duty to determine whether such proposals are in keeping with not only the individual building, but the special character and quality of the area as a whole. With this in mind it is very relevant to consider Environment Policy 35 of the Isle of Man Strategic Plan (adopted June 2016). This policy indicates that development within Conservation Areas will only be permitted if it would preserve or enhance the character or appearance of the Area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development. Section 18 of the TCPA also seeks development to preserve or enhance the character or appearance of the Area. - 6.3 Views of the rear elevation of the building would also be achieved from various locations. However, given the proposed design and the use of high quality finishes, the proposal would represent an enhancement to the Conservation Area and the individual building. The only alteration to the front elevation is the introduction of a bronze surround to the windows to front elevation. Again this is considered acceptable and an enhancement to the Conservation Area. - 6.4 The additional alterations would have little visual impact upon public views and again would preserve the Conservation Area. - 6.5 Overall, it is considered the proposed works, as before, would be an enhancement to the Conservation Area and to the site and would not unduly affect the visual amenities of the street scene. POTENTIAL HIGHWAY ISSUES/PARKING PROVISION

6.6 The applicant has indicated that the property has an existing 18 space car park to the rear and it is proposed to increase this by one (total 19 spaces) and at least 15 external bike spaces (could be increased) and shower facilities within the building. The site is within Douglas Town Centre very close to a number of main bus stops and public parking spaces as well. - 6.7 Highway Services have considered the scheme and have no objection

7.0 CONCLUSION - 7.1 For the reasons outlined above it is considered that the planning application is in accordance with General Policy 2 and, Environment Policy 35 of the Isle of Man Strategic Plan 2016 and Section 18 of the TCPA, and it is therefore recommended that the planning application be approved.

8.0 INTERESTED PERSON STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons:

• (a) the applicant (including an agent acting on their behalf);
• (b) any Government Department that has made written representations that the Department considers material;
• (c) the Highways Division of the Department of Infrastructure;
• (d) Manx National Heritage where it has made written representations that the Department considers material;
• (e) Manx Utilities where it has made written representations that the Department considers material;
• (f) the local authority in whose district the land the subject of the application is situated; and
• (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material.

8.2 The decision maker must determine:

• o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and
• o whether there are other persons to those listed above who should be given Interested Person Status.

I can confirm that this decision has been made by the Director of Planning and Building Control in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status.

Decision Made : Permitted Date : 23.12.2021 Determining officer Signed : J CHANCE Jennifer Chance Director of Planning and Building Control

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