**Document:** Officer Planning Report **Application:** 09/00505/B — Shop front amendments and revised rear section of Nos. 72 **Decision:** Permitted **Decision Date:** 2009-06-15 **Parish:** Braddan **Document Type:** report / officer_report **Source:** https://planningportal.im/a/62572-braddan-70-72-bucks/documents/1372819 --- # Officer Planning Report **Application No.:** 09/00505/B **Applicant:** While (2004) Ltd **Proposal:** Shop front amendments and revised rear section of Nos. 72 **Site Address:** \& 72 Bucks Road Douglas Isle Of Man ### Considerations Case Officer : Mr Gary Barr **Expected Decision Level:** Senior Planning Officer ### Written Representations ### Consultations Consultee : Highways Division Notes : Consultee : Douglas Corporation Notes: No objection ### Officer's Report ### The Site The application site represents the curtilage of 70 \& 72 Bucks Road which are 2 three storey terrace properties located towards the southern end of Bucks Road in Douglas. ### The Proposal The planning application seeks approval to alter to the front elevation of the shop. This would involve raising the cill level of the windows; installing different windows, widen the existing doorway and installing four additional external lights at 72 Bucks Road. There would be numerous internal alterations to convert both buildings into one large convenience store at ground floor level. The existing living accommodation would be converted into a self contained flat. To the rear of 72 Bucks Road there would be the erection of a two storey extension to form a store / yard (on the ground floor) and an office (to the first floor). ### Planning Status The application site is within an area of "Predominantly Residential Use" under the Douglas Central Local Plan, which was adopted by Tynwald in 1998. The Isle of Man Strategic Plan 2007 contains Three policies which are considered specifically material to the assessment of this current planning application - 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; - (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." **Business Policy 9 states:** "The Department will support new retail provision in existing retail areas at a scale appropriate to the existing area and which will not have an adverse effect on adjacent retail areas. Major retail development proposals will require to be supported by a Retail Impact Assessment." **Community Policy 2 states:** "New community facilities should be located to serve the local population and be accessible to non-car users, and should where possible re-use existing vacant or underused buildings." ## **PLANNING HISTORY** The following previous planning applications should be considered relevant in the assessment and determination of this application: - PA 86/00929/C – Use of premises as a launderette – Permitted - PA 98/02059/B – Installation of new shop front and creation of flat over – Permitted - PA 08/00794/B – Alterations, erection of extension and conversion of existing living accommodation into an apartment – Permitted - PA 08/01909/B – Installation of replacement shop fronts – Refused **REPRESENTATIONS** The Department of Transport Highways Division have not commented on the proposal. 10 June 2009 09/00505/B The Douglas Corporation has no objection with the proposal. ASSESSMENT Given the nature of the proposed development it is therefore appropriate to assess the impact of the proposal upon the existing properties, the neighbouring properties and the surrounding area in general. In terms of the existing properties, the proposed alterations (walled base, windows and sign) to the front elevations would be a significant improvement and would give the shop front a more uniformed appearance. The two storey flat roof extension to the rear elevation would be a slight improvement than the existing form and would provide the applicants with the much needed additional storage and office space. The alterations to the front and rear elevations of the properties are collectively regarded as an improvement due to the unattractive appearance of the rear lane. In terms of amenity, it is judged that there would be no unacceptable overlooking arising from the proposed rear extension given the mutual degree of overlooking there at present from the ground floor retail outlets and the first and second floor residential accommodation along this terrace of Bucks Road, together with the residential properties to the west (rear) that of Christian Road and Mona Street. It is also considered that there is sufficient separation between the proposed extension and the neighbouring properties to prevent loss of light or any unacceptable impacts upon existing residential amenity. The servicing of the retail outlets to the rear lane would not be detrimentally affected by the proposed development due to the proposed extension not exceeding the rear boundary of the site and providing sufficient space for vehicles to access. The application is not proposing any parking for the proposed residential accommodation; however, the site is located centrally and the need for a car would be significantly less compared to residential developments in other areas of Douglas. The proposed extension would be in-keeping with the locality as it would be similar to other extensions situated within close proximity. The scale and finish of the extension would ensure that it would not introduce a prominent feature to the rear lane. RECOMMENDATION For these reasons the proposal is considered acceptable and it is recommended that the planning application be permitted. PARTY STATUS It is considered that the following parties, who submitted comments, accord with the requirements of Planning Circular 1/06 and are therefore, afforded Interested Party Status: The Department of Transport Highways Division Douglas Corporation Recommendation Recommended Decision: Permitted Date of Recommendation: 03.06.2009 10 June 2009 09/00505/B Page 3 of 4 ## 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 permitted shall commence before the expiration of four years from the date of this notice. C 2. This approval relates to the submitted Drawings 4170/L1, 4170/S1, 4170/P2-C and 4170/P3-A all received on 23rd March, 2009. N 1. The development hereby permitted is not associated with any proposed advertisement signage. I confirm that this decision accords with Government Circular No 10/09, Delegation of Functions (Development Procedure), GC No 11/09 (Advertisements) and GC No 12/09 (Registered Buildings) all to the Senior Planning Officer Decision Made : Permitted Date : Signed : Senior Planning Officer --- *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/62572-braddan-70-72-bucks/documents/1372819*