16 August 2022 · Delegated - Principal Planner (Chris Balmer)
19-21, Prospect Hill, Douglas, Isle Of Man, IM1 1et
The proposal involves external alterations to Ioma House, a four-storey commercial building in Douglas used as a bank on the ground floor and offices above. Key changes include replacing windows and doors, adding a new ground floor canopy and ATM shroud with lighting, larger grilles instead of louvre vents, re-finishin…
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The proposal was assessed against the statutory test for Conservation Areas under Section 18(4) of the Town and Country Planning Act 1999, requiring special attention to preserving or enhancing charac…
General Policy 2
Requires development to respect site and surroundings in siting, scale, design; not adversely affect townscape character or amenity. Officer assessed proposal complies as it maintains building design and preserves Conservation Area character.
Environment Policy 35
Permits only development preserving or enhancing Conservation Area character, protecting special features. Tested via statutory test; shopfront similar to existing, non-historic building, no adverse impact from alterations.
Strategic Policy 4
Proposals must protect or enhance Conservation Areas. Considered in statutory test; proposal preserves character.
Strategic Policy 3 - To respect the character of our towns and villages
Design to account for local materials, character, identity. Proposal's design acceptable in locality.
Policy CA/2 SPECIAL PLANNING CONSIDERATIONS of Conservation Areas, Planning Policy Statement 1/01
Reiterates ENV35 for Conservation Areas. Proposal preserves character.
Planning Circular 1/98, The Alteration and Replacement of Windows
In Conservation Areas, visible replacements must match originals in opening, glazing, frames. Acceptable due to window variety and non-historic status.
Planning Circular 7/89
General policies on shopfront designs. Shopfront replacement similar to existing, acceptable.
Time limit
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.
no objection to this application (01.04.2022)
does not object... no significant negative impact upon highway safety, network efficiency and/or parking (20.07.2022)
no objection... after amended shopfront design was received (08.08.2022)
Highway Services Division and Douglas Borough Council raised no objections to the application. Principal/Assistant Registered Buildings Officers initially objected to the canopy due to conservation area impacts but withdrew objections after amendments removed it.
Key concern: proposed canopy impacting building line and conservation area character
Highway Services HDC
No ObjectionAfter 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 the use of the highway during works.
Principal Registered Buildings Officer
ObjectionI have concerns that the proposed canopy will impact upon the strong building line and rhythm of the first floor string coursing along this section of the street, it would fail to preserve or enhance the character or appearance of the conservation area and should be omitted from the proposals.
Conditions requested: canopy should be omitted from the proposals
Douglas Borough Council
No ObjectionDouglas Borough Council has no objections.
Assistant Registered Buildings Officer
No Objectionthe removal of the Prospect Hill canopy from the proposals is a positive step, and believe that this removes the concerns in respect of the building line and rhythm.; We have no objections to the scheme as now proposed in terms of its impact on the character of the conservation area.
