71701

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PLANNING OFFICER REPORT AND RECOMMENDATION

Application No. : 22/00346/B Applicant : Mr Peter Moyer Proposal : Replacement Roof Covering (slates & flat roof) and raise existing parapet wall Site Address : Sam Webbs & Co 9 Marina Road Douglas Isle Of Man IM1 2HG

Technical Officer: Mr Thomas Sinden Photo Taken :

Site Visit :

Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 25.04.2022 __

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. The Alwitra single ply roofing membrane is to be installed in colour RAL 7035 Light Grey.

Reason: To preserve the character of the conservation area within which the property sits.

This application has been recommended for approval for the following reason. The proposal meets the tests of Section 18 of the Town and Country Planning Act 1999, strategic policy 4 and environment policy 35 of the IOM Strategic Plan 2016, and policy CA/2 of Planning Policy Statement 1/01 as the conservation area is being preserved and protected. It is also judged that the proposal meets general policy 2 of the IOM Strategic Plan 2016 as they do not affect adversely the character of the surrounding townscape. It is therefore judged that the application is acceptable.

Plans/Drawings/Information;

This decision relates to drawings 01, 02 and 03, together with the other supporting information received on 24.3.2022.

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__

Interested Person Status - Additional Persons

None __

Officer’s Report

1.0 THE SITE

1.1 The site is Sam Webbs & Co Public House, a three storey property situated between Marina Road, Market Street and St Thomas' Walk in Douglas. The property is located within the Douglas Promenades Conservation Area. The building has a modern single storey extension around the east and north sides of the property, with the older building at first and second floor levels visible above. The building has smooth painted render walls generally, with feature mouldings around the window openings, quoins emphasised in a different paint colour, and a moulded string course at second floor ceiling level below a parapet wall above. The west and south elevations of the building are rendered, but do not have the intricate detailing in evidence on the more prominent elevations.

2.0 THE PROPOSAL

2.1 The proposal is to replace the existing pitched roof and flat roof coverings, and to raise the parapet wall that conceals the pitched roof above the building's second floor. The existing slate pitched roof is proposed to be replaced with natural slate, while the existing felt flat roof is proposed to be replaced with a single ply membrane system. The existing roof parapet wall is proposed to be raised by 150mm in order to provide an increased upstand to the pitched roof behind (the pitched roof itself is not visible).

3.0 PLANNING POLICY

3.1 The site lies within the area designated on the Area Plan for the East 2020 as Villa Marina Gateway, and within the Douglas Promenades Conservation Area. The site is in an area with a medium likelihood of surface water flooding.

3.2 TOWN AND COUNTRY PLANNING ACT 1999

S18 Designation of conservation areas (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.

3.3 National policy: THE ISLE OF MAN STRATEGIC PLAN 2016

Strategic Policy 4: Proposals for development must: (a) Protect or enhance the fabric and setting of Ancient Monuments, Registered Buildings(1), Conservation Areas(2), buildings and structures within National Heritage Areas and sites of archaeological interest;

General Policy 2: 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;

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(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;

Environment Policy 35: 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.

3.4 Planning Policy Statements: 1/01 Policy and Guidance Notes for the Conservation of the Historic Environment of the Isle of Man

POLICY CA/2 SPECIAL PLANNING CONSIDERATIONS When considering proposals for the possible development of any land or buildings which fall within the conservation area, the impact of such proposals upon the special character of the area, will be a material consideration when assessing the application. Where a development is proposed for land which, although not within the boundaries of the conservation area, would affect its context or setting, or views into or out of the area; such issues should be given special consideration where the character or appearance of a conservation area may be affected.

4.0 PLANNING HISTORY

4.1 Of the applications on the electronic database, those judged relevant are the replacement of the property's windows (approved under application 20/01429/B), and historically the construction of the ground floor shop front (approved under application 92/00804/B).

5.0 REPRESENTATIONS

5.1 The Department of Infrastructure Highways Division judge the application to have no significant negative impact upon highway safety, network functionality and/or parking. (7.4.2022).

5.2 Douglas Borough Council have stated they have no objections to the application (8.4.2022).

6.0 ASSESSMENT

6.1 The principal issue with regard to the application is the impact of the proposed works on the special character of the conservation area.

6.2 The proposed replacement of the existing slate pitched roof with a natural slate roof is judged to be appropriate in terms of the character of the conservation, although it is judged that this will have no impact on the conservation area as it is not visible. In addition to this, the replacement of the felt flat roofs with a single ply membrane flat roof is judged to preserve the character of the conservation area as the form is not being altered and very little of the flat roof elements are visible.

6.3 The proposed raising of the parapet wall by 150mm is not judged to significantly alter the building's character in terms of its proportions. The east and north elevations of the building are prominent within the conservation area, and are judged to make a positive contribution to the area's character. The improved roof junction detailing that the raising of the parapet would provide is judged to preserve the area's character as it will help safeguard the building's future. It is judged that in order to preserve the character of the area, once raised the parapet wall should still read as a coherent element of the building's form. As such it is recommended that a condition is attached to ensure that the colour of the membrane proposed to be dressed down the parapet's external face is appropriate.

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6.4 Whilst the site lies within an area at medium risk of flooding, the nature of the development will not change the resilience or susceptibility of the site and surrounding area from flooding and as such, this is not considered to be a reason to refuse the application in this case.

7.0 CONCLUSION

7.1 It is judged that the proposal meets the tests of Section 18 of the Town and Country Planning Act 1999, strategic policy 4 and environment policy 35 of the IOM Strategic Plan 2016, and policy CA/2 of Planning Policy Statement 1/01 as the conservation area is being preserved and protected. It is also judged that the proposals meet general policy 2 of the IOM Strategic Plan 2016 as they do not affect adversely the character of the surrounding townscape. It is therefore recommended that the application be approved.

8.0 INTERESTED PARTY 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 a Principal Planner 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: 27.04.2022

Determining officer

Signed : C BALMER

Chris Balmer

Principal Planner

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