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Application No.: 17/01129/B Applicant: Market Street House Management Company Ltd Proposal: Replacement of three existing timber doors with new painted timber doors Site Address: Old Market House 2 - 6 Market Street Peel Isle Of Man IM5 1AD Case Officer : Mr S Butler Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 19.12.2017 _________________________________________________________________
C : Conditions for approval N : Notes attached to conditions
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.
Reason: In the interest of the visual amenity of the wider area, given the prominent location of the site.
This approval relates to the information date stamped as having been received on the 30/10/17. _______________________________________________________________
It is recommended that the following persons should be given Interested Person Status as they are considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings and are not mentioned in Article 6(4):
Isle of Man Victorian Society (who have made comments relating to a topic which is relevant to their purpose). _____________________________________________________________________________
Officer’s Report THE SITE
1.1 The property is within the Peel Conservation Area and faces onto the square which has been the subject of recent regeneration works. THE PROPOSAL - 2.1 The proposal is to replace the three existing doors. The proposed replacement doors would be a simpler design than the existing doors, but would still be wood, painted to match the remainder of the shop front and incorporate an element of glazing. The application indicates that the existing doors are not draught proof. PLANNING POLICY - 3.1 The Peel Local Plan (1989) states at 2.6 that, "the redesign of shop-fronts which have already been converted, will be encouraged where appropriate in order to contribute sympathetically to the Town's inherent character".
3.2 Environment Policy 35 of the Strategic Plan (2016) 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".
3.3 General Policy 2(n) supports developments which are designed to reduce energy consumption. PLANNING HISTORY - 4.1 Planning Approval was granted under 02/01530/B and 03/01567 to refurbish nos 2 and 6 Market Street, including new shop fronts. REPRESENTATIONS - 5.1 Peel Commissioners have indicated no objection (30/11/17).
5.2 DOI Highway Services have indicated no highways interest (15/11/17). - 5.3 The Isle of Man Victorian Society commented (22/11/17) that the proposed doors are of a Victorian nature but the present doors, whilst being eclectic, tie into the shop front design and should therefore be retained. Doors can be and more draught proof and no evidence has been provided that this has been investigated, alternatively the new doors should be to the same design.
6.1 The shop front is in a prominent location. Much of the Peel Conservation Area is characterised by quite simple design. The existing shop front is relatively recent and has quite a complex design. Therefore, although the shop front does not detract from the area, it cannot be said to be making a significant positive contribution to the character area.
6.2 The design of the replacement doors, whilst arguably not tying in to the remainder of the shop front as well as the existing doors, arguably do tie in more closely to the character of the wider Conservation Area. Although the comments from the Victorian Society area noted, on balance it is considered that the proposal will have a neutral impact on the Conservation Area. It is noted that the Peel Town Commissioners have not objected to the application.
6.3 The improvements to thermal efficiency which could result from this proposal are also noted . - 6.4 The application was discussed verbally with the Conservation Officer who does not dissent from the recommendation to support the application for the reasons stated.
7.1 The proposal is supported. INTERESTED PERSON STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 Article 6(4), the following persons are automatically interested persons:
I can confirm that this decision has been made by a Senior Planning Officer in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Decision Made : Permitted Date: 20.12.2017 Determining officer
Signed : S CORLETT Sarah Corlett Senior Planning Officer
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