DEC Officer Report

PLANNING OFFICER REPORT AND RECOMMENDATION

Application No.: 22/01287/B Applicant: HSBC Bank Plc Proposal: Installation of new shopfront with 2 ATMs, relocation of main entrance location and clear and black glazing. Installation of new shopfront surround portal with integral lighting. Redecoration of existing first floor windows to black and redecoration of facade to Strand Street. Installation of new AC equipment at second floor level behind parapet wall. New ventilation grilles to the rear façade and change of use from Retail (Class 1.1) to Finance (Class 1.2) Site Address: 88 Strand Street Douglas Isle Of Man IM1 2EP Planning Officer: Mr Peiran Shen Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 28.11.2022

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, design statement, location plan, site plan and drawing no. 27316-PL1-E1-EX, 27316-PL1-E1-FUL Rev B, 27316-PL1-E1-DT01, 27316-PL1-E2-EX, 27316-PL1-E2-FUL, 27316-PL1-GF-EX, 27316-PL1-GF Rev A, 27316-PL1-2F-EX, 27316-PL1-2F which have been received on 24th October 2022.

_______________________________________________________________ Interested Person Status – Additional Persons

None _____________________________________________________________________________

Officer’s Report

1.0 THE SITE - 1.1 The site is 88 Strand Street, Douglas.

2.0 THE PROPOSAL - 2.1 The proposed is the installation of a new shopfront with two ATM machines. This is to facilitate a proposed change of use to a bank (use class 1.2).

2.3 The proposal also includes the installation of vents on the front and rear elevation and the installation of AC equipment on the roof. - 3.0 Planning History

3.1 Installation of shopfront and erection of temporary hoarding, new replacement retail unit was APPROVED under PA 05/00201/B. - 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. It is also located on the primary shopping frontage.

4.2 The Written Statement states that "There will be a presumption in favour of retail and ancillary town centre uses such as food and drink and health and beauty uses along the primary shopping frontage." 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 o planning application:

• o Strategic Policy 3, 5
• o General Policy 2 (b) (c) (g) (h) (i) (m) (n)
• o Community Policy 7, 10 and 11 PPS and NPD

4.5 Planning Circular 7/89 - Shop Fronts - 5.0 OTHER MATERIAL CONSIDERATIONS Strategy and Guidance

5.1 There is no strategy or guidance considered materially relevant to this application. 6.0 REPRESENTATION

6.1 Douglas Borough Council has not commented at the time of the report (28.11.2022).

6.2 DoI Highway Services does not oppose this application (11.11.2022). The comment states that there is no significant negative impact upon highway safety, network functionality and/or parking. - 7.0 ASSESSMENT Elements of Assessment

7.1 The key considerations in the determination of the application are the principle of development and its impact on the character and appearance of the area.

Principle of the Development 7.2 While the proposed use could comply with Schedule 1 Class 2 of the Town and Country Planning (Change of Use) (Development) (No. 2) Order 2019 subject to opening hour restrictions. However, as part of the application, the application does not specify an opening period. Given it is located on the primary shopping frontage, the change of use will be assessed under the assumption that it will be open 24/7.

7.3 While the bank (professional service) is not retail, it does keep a relatively active frontage due to its customer-facing nature. Therefore, it is considered that the proposal is principally acceptable. Character and Streetscene - 7.4 It is considered that there is no negative impact on the character and appearance of the area.

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;
• (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 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: 30.11.2022

Determining officer

Signed : C BALMER Chris Balmer Principal Planner

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