**Document:** APL Planning Statement **Application:** 22/00570/B — Proposed demolition of existing garage/store and construction of replacement garage/store building **Decision:** Permitted **Decision Date:** 2022-07-15 **Parish:** Braddan **Document Type:** report / planning_statement **Source:** https://planningportal.im/a/8949-braddan-25-market-replacement-demolition/documents/951244 --- # APL Planning Statement PLANNING STATEMENT – to accompany a Planning Application Address – 25 Market Street (property extends to 7, Mount Pleasant) Douglas. Proposal – Demolition of existing garage/store building and construction of a replacement garage/store building. Note Engineers report advises the demolition of the existing building due to its structural condition. (report enclosed within the application). The proposed building is essentially a replacement on the site of the existing, (though deeper in the depth by approximately 0.5 metres), allowing for the incorporation of internal stairs. Use Use of premises remains as existing – private garage with storage at first floor. It is part of the No.7 Mount Pleasant premises and provides for car parking off street for the office premises and an upper floor for general storage. Construction - Existing Is constructed of a mixture of old Manx Stone walls, some more modern newline brickwork and a sheeted roof. Construction - Proposed It is proposed to be replaced by a two storey, steel framed building. It is similar in height to the adjoining building, with insulated roof and wall sheeting, finished in neutral colours. The adjoining building (No.23) is of similar modern style, while the other adjoining buildings on the same side of Market Street are of older commercial type of buildings. Close by are a mix of building types – Marks and Spencer store and car park, Premier Inn and the rear of Strand Street shops. No one type dominates the location. Douglas local plan – The site lies within the Eastern Plan. Douglas comprehensive treatment are, mix use area for Market Street. With aims of improvement of the area comprehensively. STRATEGIC PLANNING POLICIES THAT ARE RELEVANT. The west side of Market Street consists of a number of differing buildings and open spaces. Most buildings are not greatly attractive, though the recent addition of the Premier Inn is a modern and attractive addition and No.23 adjoining, has been redeveloped similarly with a modern façade. Sites on this side are limited on depth by the steep rising bank that leads up towards Finch Road and the extent of the application site up to and at Mount Pleasant. No historic buildings are in the location, allowing for modern design as in this application to be appropriate. Rebuilding of this site would replace existing dilapidated premises with one that would retain valuable use as off-street parking and storage space for the property within a sympathetic modern structure. HIGHWAY With the set building line of properties frontage onto the footpath, aims of highway improvement are limited to the west side of Market Street in general. A footpath exists on the frontage to allow safe passage for pedestrians at this point and vision for cars exiting the garage with the large garage door aiding manoeuvrability. FUTURE For future improvement and schemes to develop Central Douglas, a building as submitted in this application would be readily adaptable to acceptable uses, small retail, social activities etc., as will be relevant, (subject to acceptability to Planning Department). ## General Strategic Planning Policies General 2 The application complies with the land use of the area – The Douglas local plan shows it as a mixed-use area/comprehensive treatment area 2. and relative to the sub headings. - a) In accordance with the design brief in the area plan where there is such - - b) Respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and spaces around them - - c) Does not affect adversely the character of the surrounding townscape - - d) Adversely affecting wildlife and local habitats including water course - - e) Views of the sea - - f) Existing Topography - - g) Amenity of local residents or character of locality - Complies Its setting/layout/scale and form respects its setting and the spaces of buildings in this location. The proposal fits the character of its location. No known impact on wildlife, habitats on or around the site. No impact on sea View No adverse effect, on topography, no trees? It fits the character of the location. Local residents are remote from the proposal. - h) Access/Parking/Servicing - - i) Road safety. - - j) Services - - k) Prejudicial to adjoining development - - l) Contaminated land/flooding - - m) Safety/security - - n) Energy – reducing consumption - The development retains the standards that exists for parking spaces, with road and footpaths remaining as existing. Access retained as exists. No.7 Mount Pleasant has no vehicular access/parking other than at the site of proposal. Mains services exist to site. A replacement building of the same footprint, or similar dimensions – no prejudicial impact on adjoining locality and a visual improvement. Not affected by clause. Will be compliant as will be a more secure building. Will be compliant. As a highly insulated building. Reductions in heat loss will lead to subsequent energy use needs being reduced. Generally Merits of the proposal are visual impact – of an attractive modern building that fits an area of existing buildings of mixed old and new premises. A fully insulated building giving energy efficiency for proposed and other acceptable future uses. It is retaining a valuable off-street parking facility for an established existing business. (Petrolink International which is located on this property – fronting onto Mount Pleasant (No.7). . --- *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/8949-braddan-25-market-replacement-demolition/documents/951244*