Loading document...
==== PAGE 1 ====
23/00037/B Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATION
Application No. : 23/00037/B Applicant : Heron & Brearley Proposal : Removal of Chimney Stacks and removal of slate roof and replace with flat roof Site Address : Sam Webbs 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: 08.03.2023 __
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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
This application has been recommended for approval for the following reason. The proposals meet 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. 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 judged that the application is acceptable.
Plans/Drawings/Information; This decision relates to drawings 04, 05 and 06revA, together with the other supporting information received on 16.1.2023. __
Interested Person Status - Additional Persons
None
==== PAGE 2 ====
23/00037/B Page 2 of 4
__
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 behind the building's parapet with a flat roof, and the removal of two chimney stacks.
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 written statement has the following to say on the subject:
Mixed Use Area 1 - Villa Marina Gateway This area is characterised by cultural entertainment and visitor attractions, notably the Villa Marina, the Manx Museum and the Villa Gaiety.
Town Centre - Mixed Use Proposal 1 In order to maintain and enhance the vitality and attractiveness of the area, there will be a presumption in favour of (i) the retention of cultural and entertainment venues, (ii) the establishment of new entertainment and leisure venues, plus supporting food and drink uses. Development which conflicts with these uses will generally not be supported.
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:
==== PAGE 3 ====
23/00037/B Page 3 of 4
(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;
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). Most recently, application 22/00346/B approved the raising of the existing parapet wall and replacement of existing roof coverings.
5.0 REPRESENTATIONS
5.1 The Department of Infrastructure Highways Division have stated that there is no highways interest in the application. (1.2.2023).
5.2 Douglas Borough Council have stated they have no objections to the application (6.2.2023).
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 flat roof behind the building's parapet wall. With this in mind, it is considered that the replacement roof will have no impact on the character of the conservation area.
6.3 One of the chimney stacks proposed to be removed is sited on the west (Market Street) elevation. The other stack is located on the east facing elevation of the building's southern block. In terms of the building's contribution to the character of the Douglas Promenades Conservation Area, it is judged that the north and east elevations make a positive contribution with their architectural form, decoration and detailing. The west elevation is plain by comparison, and it is considered that the removal of the chimney stack on this elevation will have no adverse impact on the Conservation Area or the character of the surrounding townscape. Although the stack on the property's east elevation is also proposed to be removed, this stack is on the lower and set back block south of the principal block, and as such
==== PAGE 4 ====
23/00037/B Page 4 of 4
its removal is not considered to significantly impact the character of the east elevation or to adversely impact the character of the conservation area.
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 proposals meet 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: 17.03.2023
Determining officer Signed : J SINGLETON
Jason Singleton
Principal Planner
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.
Copyright in submitted documents remains with their authors. Request removal