**Document:** Officer Report **Application:** 25/91168/B — Installation of two new shopfronts, and installation of additional AC condensers to rear elevatione **Decision:** Permitted **Decision Date:** 2026-02-16 **Parish:** Braddan **Document Type:** report / officer_report **Source:** https://planningportal.im/a/96896-braddan-27-29-31-strand-street-shop/documents/1148331 --- # Officer Report **Application No.:** 25/91168/B **Applicant:** Superdrug Stores PLC **Proposal:** Installation of two new shopfronts, and installation of additional AC condensers to rear elevation **Site Address:** 27 & 29-31 Strand Street Douglas IM2 2EF : Richard Wilshaw **Photo Taken:** 05.02.2026 **Site Visit:** 05.02.2026 **Expected Decision Level:** Officer Delegation **Recommended Decision:** Permitted **Date of Recommendation:** 11.02.2026 _________________________________________________________________ ## 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. N 1. The projecting signs will need a Section 69 oversailing the highway licence from the DOI. This application has been recommended for approval for the following reason. The application is recommended for approval as it is considered the proposed signage would not harm the character of the area or the highway network or public or private amenities and would comply with General Policy 2 of the Isle of Man Strategic Plan. Plans/Drawings/Information; The development hereby permitted shall be carried out in accordance with the following approved plans received 10.12.2025: LOCATION/BLOCK PLAN DRAWING NUMBER CPS 25 109 001 REVISION L2 PROPOSED SHOPFRONT ELEVATION DRAWING NUMBER CPS 25 109 504 REVISION L2 PROPOSED REAR ELEVATION DRAWING NUMBER CPS 25 109 505 REVISION L2 Plans received 16.01.2026: PROPOSED GROUND FLOOR PLAN DRAWING NUMBER CPS 25 109 502 REVISION L2 PROPOSED FIRST FLOOR PLAN DRAWING NUMBER CPS 25 109 503 REVISION L2 _________________________________________________________________ Right to Appeal It is recommended that the following organisations should NOT be given the Right to Appeal: DOI Highway Services - No objection Douglas Town Council - No objection _________________________________________________________________ Officer’s Report ## - 1 APPLICATION SITE 1.1 The application site comprises 27 and 29/31 Strand Street in Douglas. Both units are currently, or were previously, used for retail (Use Class 1.1). 27 Strand Street was previously occupied by Regatta but is currently vacant. 29/31 Strand Street is currently occupied by Superdrug, and they are the Applicant for this application. - 1.2 Both 27 and 29/31 Strand Street are 3-storey properties with timber glazed ground floor shop fronts. Currently they do not match. The shop frontage for 29/31 Strand Street is curved with delicate columned features. The shop frontage for 27 Strand Street is flat, more boxy and ultimately more contemporary. - 1.3 29/31 Strand Street was originally a cinema known as the Picture House which opened in 1921 and closed sometime in the mid-20th Century. The half-timbered Tudor facade to the upper floors is distinctive and provides some architectural interest. It is not known if this is the original façade as part of a façade retention scheme when the cinema was demolished or whether it was simply replicated when the existing building was built on the site. The upper floors to 27 Strand Street are less distinctive, finished in render. - 1.4 The application site is not within a Conservation Area. Registered Building no. 156 (Facade and Foyer, Strand Cinema) is located approximately 20m north of the application site. ## - 2 PROPOSAL 2.1 The application proposes to replace both existing shopfronts to 27 and 29/31 Strand Street. The proposed shopfronts would be a lightweight aluminium system with floor to ceiling glazing. The frames would be finished in a satin black. 2 new centrally located double doorsets would be provided for each unit. 2 new signage and fascia panels are proposed above the aluminium glazing alongside 2 projecting signs. The finer details of what is proposed to be displayed on the panels and projecting signs is subject to a separate application for advertisement consent. - 2.2 The proposed development would result in both units having matching shopfronts. Internally it is the Applicant's intention to combine the 2 units together and operate both units as 1 expanded Superdrug store. The internal works do not require planning permission. The proposal has been designed in such a way, with 2 separate doorsets, that in the future the units could be sub-divided again internally and could operate as 2 separate retail units, should future occupiers require. - 2.3 To the rear elevation it is proposed to install new wall mounted external cassettes to the existing fenced external plant area. ## - 3 PLANNING HISTORY 3.1 A concurrent application for the consent to display advertisements reference 25/91169/D is currently pending determination for the installation of illuminated signage at the application site. ## - 4 PLANNING POLICY 4.1 In terms of local plan policy, the application site is within an area designated as 'Mixed Use Proposals Areas - Strand Street' and the 'Primary retail frontage' in the Area Plan for the East. This area forms the core of the retail shopping area and is characterised by shops, food and drink uses, financial and professional services and other associated town centre uses such as hairdressers, beautician, etc. 4.2 The site is not within a Conservation Area. - 4.3 General Policy 2 of the Strategic Plan is considered applicable, which states: '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: - (a) is in accordance with the design brief in the Area Plan where there is such a brief; - (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; - (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses; - (e) does not affect adversely public views of the sea; - (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks; - (g) does not affect adversely the amenity of local residents or the character of the locality; - (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space; - (i) does not have an unacceptable effect on road safety or traffic flows on the local highways; - (j) can be provided with all necessary services; - (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan; - (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding; - (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and - (n) is designed having due regard to best practice in reducing energy consumption.' 5 REPRESENTATIONS Copies of representations received can be viewed on the Government's website. This report contains summaries only. 5.1 DOI Highways - No objection (16.01.2026) - After reviewing this Application, Highway Services finds it to have no significant negative impact upon highway safety, network functionality and/or parking. Note to attach to permission: The projecting signs will need a Section 69 oversailing the highway licence from the DOI. 5.2 Douglas City Council - No objection (26.01.2026) ## 6 ASSESSMENT 6.1 The key issues relate to the potential visual impact and highways impact. Potential visual impact - 6.2. The proposed shop front replacements are relatively simplistic in their design and form utilising aluminium framework and floor to ceiling glazing with a refurbishment of the signage above the entrance that would closely follow the existing position and proportions and appearance of the existing signage. The loss of the decorative, delicate shop front to 29/31 Strand Street is regrettable but its loss does not cause sufficient harm to warrant a reason for refusal in this instance. There are several other examples of traditional shopfronts being replaced by simple, modern solutions elsewhere on Strand Street. The proposed development will result in 27 and 29/31 Strand Street having matching shopfronts which is a positive addition to the streetscene. 6.3 As there is a variety of signage incorporated into modern appearing (glazing) shopfronts along Strand Street, it is considered that these proposals would not negatively impact the - character of the building nor would they detract from that of the surrounding streetscene. The content and its appearance is also directly related to the pharmacy business and would be in the company's corporate colours. Therefore, in this instance the proposed design of the replacement shop fronts is considered acceptable in accordance with General Policy 2 of the Isle of Man Strategic Plan. - 6.4 The proposed installation of new wall mounted external cassettes to existing fenced external plant area is also considered appropriate. Several units on Strand Street have their rear elevations fronting Market Street and this is typically where their back of house areas area. The proposal utilises existing infrastructure to reduce the visual and amenity impact of the proposed wall mounted external cassettes. They are proposed in the most logical location. Their installation is therefore considered acceptable in accordance with General Policy 2 of the Isle of Man Strategic Plan. Highway safety - 6.5 Highway Services do not object to the application but note that the proposed projecting signs will need a Section 69 oversailing the highway licence from the DOI. Subject to the inclusion of this note it is judged that the proposed development complies with General Policy 2 of the Isle of Man Strategic Plan. ## - 7 CONCLUSION 7.1 For the above reasons, the application is recommended for approval as it is considered the proposed signage would not harm the character of the area or the highway network or public or private amenities and would comply with General Policy 2 of the Isle of Man Strategic Plan. ## 8 RIGHT TO APPEAL AND RIGHT TO GIVE EVIDENCE 8.1 The Town and Country Planning (Development Procedure) Order 2019 sets out the process for determining planning applications (including appeals). It sets out a Right to Appeal (i.e. to submit an appeal against a planning decision) and a Right to Give Evidence at Appeals (i.e. to participate in an appeal if one is submitted). 8.2 Article A10 sets out that the right to appeal is available to: - applicant (in all cases); o a Local Authority; Government Department; Manx Utilities; and Manx National Heritage that submit a relevant objection; and o any other person who has made an objection that meets specified criteria. 8.3 Article 8(2)(a) requires that in determining an application, the Department must decide who has a right to appeal, in accordance with the criteria set out in article A10. - 8.4 The Order automatically affords the Right to Give Evidence to the following (no determination is required): - o any appellant or potential appellant (which includes the applicant); - o the Department of Environment, Food and Agriculture, the Department of Infrastructure and the local authority for the area; - o any other person who has submitted written representations (this can include other Government Departments and Local Authorities); and - o in the case of a petition, a single representative. 8.5 The Department of Environment Food and Agriculture is responsible for the determination of planning applications. As a result, where officers within the Department make comments in a professional capacity they cannot be given the Right to Appeal. 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 and/or rights to appeal. Decision Made : Permitted Date: 13.02.2026 Determining Officer Signed : C BALMER Chris Balmer Principal Planner Customer note This copy of the officer report reflects the content of the office copy and has been produced in this form for the benefit of our online service/customers and archive record. --- *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/96896-braddan-27-29-31-strand-street-shop/documents/1148331*