Officer Report Recommendation

Case Officer: Mr Steve Stanley Photo Taken: Site Visit: 12.06.2012 Expected Decision Level: Officer Delegation

Officer's Report

Introduction

1. This application seeks permission to change the use of part of the ground floor of an office building located within Douglas town centre to a coffee shop. The site is located within a Conservation Area.

The Site

1. The application site is the curtilage of Exchange House, 54 Athol Street Douglas. The building abuts the pavement and is five storeys tall. The top floor is set back from the facade and has an angled front wall which reduces its prominence.

The Proposal

1. This application seeks approval for the change of use of part of the ground floor of 54 Athol Street from office to use as a coffee shop. Internally the existing office space would become a coffee shop and an existing store room would provide a wash up area. A smaller office at the rear of the building would be subdivided to provide an office and WC. The proposed plans show an additional area of office floor space that is labelled "area for possible future expansion". The floor area of the coffee shop (including the area marked for future expansion) would be around 140 sq.m.

1. A new ground floor frontage for the building is proposed under concurrent planning application 12/00732/B.

1. The application includes a Planning Statement which sets out that the building is currently being refurbished internally and that this application relates to a part of the building that is partially vacant. It is stated that there is limited provision of services that are supplementary to the predominantly office uses of the area. It is set out that the coffee shop would allow for sit in and takeaway customers.

Development Plan Policies

1. The application site is located within an area that is designated as being Predominantly Offices by the Douglas Local Plan. The site is within a Conservation Area but the building is not Registered.

1. Within the Isle of Man Strategic Plan, the following is judged to be relevant:

Application No.:	12/00731/C
Applicant:	MOP Holdings Ltd
Proposal:	Change of use of ground floor from office space to a coffee shop
Site Address:	Exchange House 54 Athol Street Douglas Isle Of Man IM1 1JD

Environment Policy 35:

"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."

PLANNING HISTORY

1. 12/00732/B seeks approval for a new ground floor frontage and rendering of the front elevation of the building. This is a current application.

REPRESENTATIONS

1. The Highways Division of the Department of Infrastructure does not object to this application.

1. Douglas Borough Council does not object to this application.

ASSESSMENT

1. The key issues to be assessed in the determination of this application are the principle of the proposed change of use and impacts upon the surrounding area which is a designated Conservation Area.

1. The area within which the application site is located is zoned as being Predominantly Office use by the Douglas Local Plan. It is necessary to consider whether the proposed change of use of part of the building to a coffee shop would undermine the character of the area or its function as part of the central business sector of Douglas.

1. The proportion of the building that would change from office use to use as a coffee shop is relatively small. When calculated as part of the wider area, the proportion is very small. The application demonstrates this through drawing PTA-70-03 which indicates the use of buildings within the area showing offices to be the main use. It also shows that within this area there are existing coffee shops, sandwich shops and restaurants although these represent a relatively small proportion of the total floor space of the Predominantly Offices area. It is judged that at the scale proposed, the use of part of the building as a coffee shop would not undermine the Predominantly Office use of the area or its character. It is important to note that further changes of use to office space to provide cafes and coffee shops may begin to undermine the function of the area and reduce the available office space within the Capital. Accordingly, whilst recommending that this application be approved, future proposals for similar changes of use to all or part of buildings in this area must be carefully assessed.

1. It is judged that the character of the Conservation Area would not be affected by this proposal in any unacceptable way. The Planning Statement indicates that a signage application may be submitted in the future if this application is permitted. This would be assessed on its own merits at that time.

RECOMMENDATION

1. Permit.

PARTY STATUS

1. The Local Authority is by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5)(d) granted Interested Party Status.

1. The Highways Division and the Planning Authority are both part of the Department of Infrastructure. As such, the Highways Division cannot be afforded Interested Party Status.

Recommendation

Recommended Decision: Permitted

Date of Recommendation: 04.07.2012

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 use must be taken up within four years of the date of this notice in order for this approval to remain valid after that time.

C 2. This approval relates to the change of use of ground floor from office space to coffee shop, Exchange House, 54 Athol Street, Douglas as shown by PTA-70-01, PTA-70-02, PTA-70-03, PTA-70-04 and PTA-70-05 all received 16th May 2012.

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 : 12.7.12

Determining officer (delete as appropriate)

Signed : _________________________ Signed : S. M. M. M. Anthony Holmes Sanior Planning Officer Signed : _________________________ Signed : _________________________ Michael Gallagher Director of Planning and Building Control Signed : _________________________ Jennifer Chance Development Control Manager