67414

==== PAGE 1 ====

                                      21/01529/B                                     Page  1  of  4

PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 21/01529/B Applicant : Mr David & Thomas Chapman Proposal : Installation of replacement shopfront Site Address : 19 Strand Street Douglas Isle Of Man IM1 2ED

Planning Officer: Mr Peiran Shen Photo Taken : Site Visit : Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 31.01.2022 __

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.

This application has been recommended for approval for the following reason. This application is considered to comply with General Policy 2 of the Strategic Plan.

Plans/Drawings/Information; This approval relates to the documents and drawing no. 10-100, 10-01, 12-01, 12-02 as having been received on 20th December 2021. __

Interested Person Status - Additional Persons

None __

Officer’s Report

1.0 THE SITE 1.1 The site is the commercial curtilage of 19 Strand Street, Douglas, a two-storey mid- terrace property located on the west of Strand Street, between its junction with Howard Street and Regent Street.

2.0 THE PROPOSAL

==== PAGE 2 ====

                                      21/01529/B                                     Page  2  of  4

2.1 The proposed is the replacement of the timber frame shopfront with large vertical glazing and stallriser with an aluminium shopfront with large glazing. The entrance will remain recessed but reduced in width.

3.0 PLANNING HISTORY 3.1 There is no previous application considered materially relevant to this application.

4.0 PLANNING POLICY Site Specific 4.1 The site is within an area designated as Mixed Use (Strand Street) in the Area Plan for the East.

4.2 There is no known planning restrain overlapping with this site.

Strategic Policy 4.3 In terms of strategic policy, 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 General Policy 1 states: "The determination of matters under Part 2 (Development Control) and Part 3 (Special Controls) of the 1999 Town and Country Planning Act shall have regard to the provisions of the Development Plan and all other material considerations."

4.5 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."

4.6 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; and (n) is designed having due regard to best practice in reducing energy consumption."

Visual Design 4.7 Strategic Policy 3 and Environment Policy 42 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. Focused on landscaping.

4.8 Paragraph 4.3.11 of the Strategic Plan states: "a new building cannot be seen in public views is not a justification for the relaxation of other policies relating to the location of new development"

Environment 4.9 Strategic Policy 5 states: "New development, including individual buildings, should be designed so as to make a positive contribution to the environment of the Island." Then, Infrastructure Policy 5 particularly states

==== PAGE 3 ====

                                      21/01529/B                                     Page  3  of  4

that "Development proposals should incorporate methods for water conservation and management measures to conserve the Island's water resources."

Safety and Security 4.10 Community Policy 7, 10 and 11 state 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 4.11 There is no Planning Policy Statement or National Policy Directive applicable to this application.

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 (07.01.2022).

6.2 DoI Highway Services does not object to this application (06.01.2022). The comment states that there is "no significant negative impact upon highway safety, network efficiency and/or parking."

7.0 ASSESSMENT Elements of Assessment 7.3 The key considerations in the determination of the application are its impact on the property itself and on the character and streetscene of the Area.

Design of the Property Itself 7.4 It is considered that the proposal would not have a negative impact on the design of the building.

Character and Streetscene 7.5 It is considered that the proposal would not have a negative impact on the character and streetscene of the area Therefore, the design is considered acceptable.

8.0 CONCLUSION

8.1 The proposal is considered to comply with General Policy 2 of the Strategic Plan. Therefore, it is recommended for an approval.

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;

==== PAGE 4 ====

                                      21/01529/B                                     Page  4  of  4

(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 : 03.02.2022

Determining officer

Signed : S BUTLER

Stephen Butler

Head of Development Management

Customer note

This copy of the officer report reflects the content of the file copy and has been produced in this form for the benefit of our online services/customers and archive records.