**Document:** Planning Officer Report **Application:** 13/00168/CON — Registered Building consent for alterations and erection of shop window extension to gable wall, including re rendering of gable wall above proposed shop window (In association with 13/00167/GB) Registered Building Nos. 20 **Decision:** Permitted **Decision Date:** 2013-03-21 **Parish:** Braddan **Document Type:** report / officer_report **Source:** https://planningportal.im/a/17748-braddan-24-church-street-registered-building-consent/documents/1314654 --- # Planning Officer Report ## Planning Officer Report And Recommendations [Table omitted in markdown export] ## Officer's Report ### 1.0 The Site 1.1 The application site is the curtilage of 24 Church Street, Douglas which is a two storey building situated on a corner plot with nelson Street to the north and Church Street to the west. The ground floor is retail premises. ### 2.0 The Proposal 2.1 The application seeks approval for alterations and erection of shop window extension to gable wall (In association with 13/00168/CON). The main works are to the north gable elevation of the property with a single storey extension, which replaces an existing raised planting area. ### 3.0 Planning History 3.1 There are previous planning applications however none are considered specifically material in the assessment of the current application. ### 4.0 Development Plan Policies 4.1 The application site is in an area zoned as "Predominantly Offices" identified on the Douglas Local Plan 1998. It is appropriate to consider General Policy 2 of the Isle of Man Strategic Plan (20th June 2007) and Planning Circular 1/98. 4.2 General Policy 2 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; I) 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." 4.3 Environment Policy 32 states: "Extensions or alterations to a Registered Building which would affect detrimentally its character as a building of special architectural or historic interest will not be permitted." 4.4 Environment Policy 35 states: "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." 4.5 "Planning Policy Statement 1/01 RB/3: General Criteria Applied in Considering Registered Building Applications The issues that are generally relevant to the consideration of all registered building applications are: - The importance of the building, its intrinsic architectural and historic interest and rarity, relative to the Island as a whole and within the local context; - The particular physical features of the building (which may include its design, plan, materials or location) which justify its inclusion in the register; descriptions annexed to the entry in the register may draw attention to features of particular interest or value, but they are not exhaustive and other features of importance, (e.g. Interiors, murals, hidden fireplaces) may come to light after the building's entry in the register; - The building's setting and its contribution to the local scene, which may be very important, e.g. Where it forms an element in a group, park, garden or other townscape or landscape, or where it shares particular architectural forms or details with other buildings nearby (including other registered buildings)." 4.6 RB/5: Alterations and Extensions: "In considering whether to grant planning approval for development which affects a registered building or its setting and in considering whether to grant registered building consent for any works, the Department shall have special regard to the desirability of preserving the building or its setting or any features of special architectural or historic interest which it possesses. Registered Building consent is required for the building's alteration in any way which would affect its special architectural or historic character. There will be a general presumption against alteration or extension of registered buildings, except where a convincing case can be made, against the criteria set out in this section, for such proposals. Applicants for registered building consent for alteration or extension to a registered building must be able to justify their proposals. They will be required to show why the works which would affect the character of the registered building are desirable or necessary and they should provide full information to enable the Department to assess the likely impact of their proposals on the special architectural or historic interest of the building and on its setting. Where registered buildings are the subject of successive applications for alteration or extension, consideration will also be given to the cumulative affect upon the building's special interest as a result of several minor works which may individually seem of little consequence." 4.7 Policy CA/2 - Special Planning Considerations states; "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." ## 5.0 Consultations 5.1 Douglas Corporation has no objections #### 6.0 Conservation Officer'S Supplementary Report: 6.1 As No. 24 Church Street, Douglas is a Registered Building (RB 020) located within the Athol Street/Victoria Street Conservation Area designated in 2007, the relevant planning policies from the Isle of Man Strategic Plan 2007 (20th June 2007) are General Policy 2, Environment Policies 32 and 35 and Policies RB/3: General Criteria Applied in Considering Registered Building Applications, Policy RB/5 Alterations and Extensions and CA/2 Special Planning Considerations from Planning Policy Statement 1/01 - Policy and Guidance Notes for the Conservation of the Historic Environment of the Isle of Man is also considered to be relevant to determining this application. 6.2 The existing two and a half storey buildings are simple, but nevertheless important as they are quite probably the oldest remaining dwellings in Douglas. The steep pitches and dormer design clearly places them in the early 18th century. 6.3 Proposed is the addition of what is essentially a shop window to the side elevation of the existing Registered Building. It is single storey, finished in painted smooth render with a slate finished pitched roof. The painted timber fenestration is similarly simple. 6.4 The proposal occupies a small section of site demarcated via a low wall with planting behind. Photographic evidence provided with the application indicates that historically there was such a shop window in place. 6.5 Given the simplistic nature of the design, the sympathetic use of materials and perhaps more importantly that it essentially reinstates a shop front formally in place, that proposed is considered acceptable. #### 7.0 Assessment 7.1 The main issue to consider is whether the proposed works would detrimentally affect the character of the existing Registered Building. The existing lower level planting area does not especially add to the character of the property or street scene and its loss would not have an unacceptable impact. 7.2 The proposed single storey extension with lean to roof design, appears to be similar to what potential existed a number of years ago and can been seem a submitted historical photograph of the building. Notwithstanding this, as indicated by the Conservation Officer the proposal in terms of proportion, scale, finish and design is appropriate with the Registered Building and would add to the character and appearance of the property and street scene. ## 8.0 Recommendation 8.1 Overall, it is considered the proposal would comply with the Isle Of Man Strategic Plan therefore it is recommended that the application be approved. #### 9.0 Party Status 9.1 It is considered that the following meet the criteria of Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d) and should be afforded interested party status: #### 9.2 Douglas Corporation ### Recommendation Recommended Decision: Permitted Date of 19.03.2013 Recommendation: ### Conditions and Notes for Approval / Reasons and Notes for Refusal ### C : Conditions for approval
N : Notes attached to conditions
R : Reasons for refusal
O : Notes attached to refusals C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice. C 2. This approval relates to the alterations and erection of shop window extension to gable wall (In association with 13/00168/CON) as proposed in the submitted documents and drawings HLK/13/100 1, HLK/13/100 2, HLK/13/100 3 and HLK/13/100 4 all received on 12th February 2013. I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager/ Senior Planning Officer. Decision Made : Permitted Date : Determining officer (delete as appropriate) Signed : ______________________________ Anthony Holmes Senior Planning Officer Signed : ______________________________ Michael Gallagher Director of Planning and Building Control Signed : ______________________________ Sarah Corlett Senior Planning Officer Signed : ______________________________ Jennifer Chance Development Control Manager 19 March 2013 Page 5 of --- *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/17748-braddan-24-church-street-registered-building-consent/documents/1314654*