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21/01528/B Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 21/01528/B Applicant : Manx Utilities Authority Proposal : Alterations and installation of a new vehicle and pedestrian entrance gate Site Address : Car Park Lord Street Douglas Isle Of Man IM1 1LE
Planning Officer: Mr Peiran Shen Photo Taken : Site Visit :
Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 09.02.2022 __
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.
C 2. All parts of the gate shall be finished in black and retained as such thereafter.
Reason: to minimise the impact on the character and streetscene of the area.
This application has been recommended for approval for the following reason. Although negatively impact the character of the area, it is considered that the security improvement outweighs the visual impact in this application.
Plans/Drawings/Information; This approval relates to the documents, location plan and drawing no. 0001 as having been received on 16 December 2021. __
Interested Person Status - Additional Persons
It is recommended that the following Government Departments should be given Interested Person Status on the basis that they have made written submissions relating to planning considerations:
DoI Flood Risk Management Division
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21/01528/B Page 2 of 4
Officer’s Report
1.0 THE SITE 1.1 The site is the curtilage of Manx Utilities, Multi Story Car Park, Douglas, located on the west of Lord Street, between its junction with Barrack Street and Ridgeways Street. Lord Street is a primary road connecting with the south and west of the island.
2.0 THE PROPOSAL 2.1 The proposed is the removal of the car park barriers and the installation of a 2.4m high metal mesh gate on the existing access.
3.0 PLANNING HISTORY 3.1 Widening of entrance to form a new exit from site. Installation of new barriers was APPROVED under PA 04/01275/B.
4.0 PLANNING POLICY Site Specific 4.1 The site is within an area designated as Mixed Use (The Quayside) in the Area Plan for the East.
4.2 The site is outside of but next to the North Quay Conservation Area and the Athol Street/Victoria Street Conservation Area.
Strategic Policy 4.3 The Isle of Man Strategic Plan 2016 contains the following policies that are considered materially relevant to the assessment of this current planning application:
Principles of Developments 4.4 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."
4.5 General Policy 2, which provides an overall requirement for all development, 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; (g) does not affect adversely the amenity of local residents or the character of the locality; (m) takes account of community and personal safety and security in the design of buildings and the spaces around them."
Visual Design 4.6 Strategic Policy 3 focuses on the visual design of developments, they state that the design should take account of the local materials, character and identity of its immediate locality, in terms of buildings and landscape features.
4.7 Environment Policy 36 states: "Where development is proposed outside of, but close to, the boundary of a Conservation Area, this will only be permitted where it will not detrimentally affect important views into and out of the Conservation Area."
Environment 4.8 Strategic Policy 5 states:
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21/01528/B Page 3 of 4
"New development, including individual buildings, should be designed so as to make a positive contribution to the environment of the Island."
Safety and Security 4.9 Community Policy 7, 10 and 11 states that the design of new development must, as far as is reasonable and practicable, pay due regards to existing best practise such as to prevent criminal and anti-social behaviour and outbreak and spread of fire. In addition, development should also provide proper access for fire-fighting vehicles and adequate supplies of water for fire-fighting purposes."
PPS and NPD 4.10 Planning Policy Statement 1/01 - Conservation of the Historic Environment of the Isle of Man is the only adopted PPS at the moment. It provides supplementary policy on developments within any conservation area.
5.0 OTHER MATERIAL CONSIDERATIONS Legislation 5.1 There is no Legislation directly applicable to this application.
Strategy and Guidance 5.2 There is no strategy or guidance considered materially relevant to this application.
Other Material Considerations 5.3 There is no other material considerations considered relevant to this application.
6.0 REPRESENTATIONS 6.1 Douglas Borough Council has no objection to this application (07.01.2021).
6.2 DoI Highway Services does not oppose this application (06.01.2022).
6.3 DoI Flood Risk Management Division states there is no flood risk management interest in this application (05.01.2022).
7.0 ASSESSMENT Elements of Assessment 7.1 The key consideration in the determination of the application is its impact on the character and streetscene of the Area.
Character and Streetscene 7.2 The gate is industrial looking. Despite being next to two Conservation Areas, this section of this street is dominated by the brick wall of the car park. Despite fitting in with the brick wall, compared to the existing barrier, it strengthens the industrial feeling of the area, which is contrary to its town-centre location. Therefore, it is considered that the proposal would negatively impact the character and street scene of the area.
Planning Balance Assessment 7.3 The proposal is mainly to improve the ability to prevent unauthorised entry of the site. Although negatively impact the character of the area, it is considered that the security improvement outweighs the visual impact in this application.
8.0 CONCLUSION 8.1 The proposal is considered to comply with General Policy 2 and Environment Policy 36 of the Strategic Plan. Therefore, it is recommended for an approval.
8.2 Although negatively impact the character of the area, it is considered that the security improvement outweighs the visual impact in this application.
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21/01528/B Page 4 of 4
9.0 INTEREST PERSON STATUS 9.1 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 which 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.
9.2 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 Head of Development Management 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 : 23.02.2022
Determining officer Signed : S BUTLER
Stephen Butler
Head of Development Management
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