17 November 2022 · Delegated - Principal Planner (Chris Balmer)
13, North Quay, Douglas, Isle Of Man, IM1 4le
The proposal involves changing part of Scotland House, a mid-terrace three-storey office on North Quay in Douglas, from Class 2.1 office to mixed office and Class 3.3 residential use. It includes demolishing the rear extension and dormer, adding a single-storey flat-roof rear extension with external fire escape stair, …
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The officer assessed the proposal against the statutory test for conservation areas under Section 18(4) of the Town and Country Planning Act 1999, concluding that front elevation changes enhance the a…
General Policy 2
Requires development to be of high-quality design respecting local character, amenity, and infrastructure. Officer assessed proposal's design, materials, and impacts on building, streetscene, and parking as compliant with sub-clauses (b), (c), (g), (h), (i), (m), (n), finding no negative impacts.
Environment Policy 35
Protects conservation areas by requiring proposals to preserve or enhance character. Site in North Quay Conservation Area; front enhancements (e.g. sash windows) and rear preservations passed statutory test under s.18(4) TCPA 1999, with solar slates conditioned.
Transport Policy 7
Requires safe access and no undue harm to highway safety/parking. Acceptable in town centre near bus routes with no parking demand change; Highway Services confirmed no significant impacts.
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.
Solar slate details
The replacement solar slate should be completed according drawing no. 12A which has been received on 22nd July 2022 and email correspondence received on 18th October 2022.
does not object to this application
does not oppose this application; no significant negative impact upon highway safety, network functionality and/or parking
does not object; flood-resilient doors and windows should be fitted and all services should be fitted with flood resilience in mind
Highways, Douglas Borough Council, and DOI Flood Risk Management raised no objections (some conditional) to PA 22/00880/B, while Isle of Man Victorian Society objected to the proposed ground floor frontage treatment, and the Registered Building Officer approved the solar slates.
Key concern: inappropriate treatment of the ground floor door and window in Conservation Area
Isle of Man Victorian Society
ObjectionWe do have one concern however and that is the inappropriate treatment of the ground floor door and window given the trouble that has been taken with the rest of the proposals.; It is this element to which we raise objection.; Whilst this may match the unfortunate façade to 14 North next door that is totally inappropriate to the Conservation Area and can only be described as 'Naff'. This should not be perpetuated at all.; We would strongly recommend that our suggestions are discussed with the Registered Building Officer.
Conditions requested: reinstate the masonry work up to cill level on the present window opening and insert another timber sliding sash window; The lower sash could even have obscure glass if a degree of privacy is required; The doorway should have a similar door surround to that in place originally
Highway Services Division
No ObjectionAfter reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and /or parking.
Registered Building Officer
No ObjectionFrom a conservation point of view, we would have no concerns with either natural slate or the solar slates as specified in this email.
Conditions requested: Any deviation from this should be subject to a new application (or a minor change if appropriate), and not subject of a condition ideally
Douglas Borough Council
No ObjectionDouglas Borough Council has no objections.
Department of Infrastructure Flood Risk Management Division
Conditional No ObjectionDNOC
Conditions requested: Flood resilient doors and windows should be fitted and all services should be fitted with floor resilience in mind.; NO residential accommodation should be allowed on Ground and basement floors.
