**Document:** DEC Officers Report **Application:** 14/00330/C — Change of use from retail to financial and professional services **Decision:** Permitted **Decision Date:** 2014-04-25 **Parish:** Braddan **Document Type:** report / officer_report **Source:** https://planningportal.im/a/34519-braddan-ground-floor-change-of-use/documents/1088883 --- # DEC Officers Report Case Officer: Miss Laura Davy Photo Taken: Site Visit: Expected Decision Level: Officer Delegation ## Officer's Report ### 1.0 The Site 1.1 The application site is the curtilage of the ground floor of 55 Victoria Street, Douglas. The unit is currently vacant but was previously used as a shop. The unit has a shop front window on to Victoria Street. The shop floor area is to the front with a small office and store to the rear. 1.2 Victoria Street has a mixture of uses at ground floor; there are a number of offices, estate agents and solicitors. There are a couple of shops and the remainder are bars and cafes. ### 2.0 The Proposal 2.1 The application seeks approval for the change of use from retail to financial and professional services. No external alterations are proposed. ### 3.0 Planning History 3.1 The following previous planning application is considered to be relevant: PA 08/02106/C Change of use from retail to office accommodation – approved 3.2 The most recent use of the site has been a retail premises in the form of a Charity Shop. ### 4.0 Development Plan Policies 4.1 The application site is within an area zoned as "Predominantly Offices" identified on the Douglas Local Plan 1998. It is also within the Athol Street/Victoria Street Conservation Area. Given the nature of the application it is appropriate to consider General Policy 2, Environment Policy 35 and Business Policy 7 of the Isle of Man Strategic Plan (20th June 2007). ### 4.2 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: c) does not affect adversely the character of the surrounding landscape or townscape; g) does not affect the amenity of local residents or the character of the locality. ### 4.3 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 [Table omitted in markdown export] features contributing to the character and quality are protected against inappropriate development. ### 4.4 Business Policy 7 New office floor space should be located within town and village centres on land which is zoned for the purpose on the appropriate area plan; exceptionally, permission may be given for new office space a) On approved Business Parks for Corporate Headquarters which do not involve day to day callers; or b) In buildings of acknowledged architectural or historic interest for which office use represents the only or most appropriate practicable and economic way of securing future use, renovation and maintenance. ### 5.0 Consultations 5.1 The owner/occupier of 33 Ballaquark, Douglas feels that the introduction of professional/financial services would have a harmful impact upon the shopping environment. 5.2 The Highway Authority does not oppose the application. ### 6.0 Assessment 6.1 The application seeks approval for the change of use of the retail unit to financial and professional services. The main issues to consider in the assessment of the application are the principle of the use and the impact upon the character of the street scene. 6.2 The site is within an area zoned as "Predominantly Offices". Business Policy 7 encourages offices to be within area which are zoned for this purpose and therefore the proposed use is considered to be acceptable. 6.3 Given that there are a number of financial and professional services at ground floor along Victoria Street it is considered that the proposed use would not have an unacceptable impact upon the character of the street scene or Conservation Area in general. 6.4 For the above reasons the application is considered to be acceptable and is recommended for approval. ### 7.0 Party Status 7.1 The local authority, Douglas Corporation is, by virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, paragraph 6 (4) (e), considered an "interested person" and as such should be afforded interested person status. 7.2 The owner/occupier of 33 Ballaquark, Douglas is not considered an "interested person" under the criteria set out in the Town and Country Planning (Development Procedure) (No 2) Order 2013, and as such is not afforded interested person status. ### Recommendation Recommended Decision: Permitted Date of Recommendation: 22.04.2014 Conditions and Notes for Approval / Reasons and Notes for Refusal C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal - : Notes attached to refusals 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 approval relates to Location Plan and Floor Plan date stamped as having been received 19th March 2014. I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control /Head of Development Management/ Senior Planning Officer. Decision Made : Permitted Date : 24/4/14 Determining officer (delete as appropriate) Signed : _________________________ Chris Balmer Senior Planning Officer Signed : _________________________ Michael Gallagher Director of Planning and Building Control Signed : _________________________ Sarah Corlett Senior Planning Officer Signed : _________________________ Jennifer Chance Head of Development Management --- *Data sourced from the Isle of Man public planning register under the [Isle of Man Open Government Licence](https://www.gov.im/about-this-site/open-government-licence/).* *Canonical page: https://planningportal.im/a/34519-braddan-ground-floor-change-of-use/documents/1088883*