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Application No.: 24/01285/CON Applicant: Mr Stuart Nelson Proposal: Registered Building Consent for demolition aspects to PA 24/91281/B Site Address: Removal House 39 Finch Road Douglas Isle Of Man IM1 2PT Planning Officer: Lucy Kinrade Photo Taken: 09.12.2024 Site Visit: 09.12.2024 Recommended Decision: Permitted Date of Recommendation: 23.12.2024 _________________________________________________________________
C : Conditions for approval N : Notes attached to conditions
C 1. The works hereby granted registered building consent shall be begun before the expiration of four years from the date of this consent.
Reason: To comply with paragraph 2(2)(a) of schedule 3 of the Town and Country Planning Act 1999 and to avoid the accumulation of unimplemented registered building consents.
This application has been recommended for approval for the following reason.
The proposed demolition works are considered to have an acceptable impact on the wider Conservation Area and, just as with the concurrent application 24/91281/B, meets with General Policy 2, Environment Policy 35 and Strategic Policy 4 of the Strategic Plan, would align with Section 18 of The Act 1999 as well as Planning Policy Statement 1/01 and the conservation area character appraisal.
Plans/Drawings/Information; This approval relates to the following:
None
_________________________________________________________________ Officer’s Report
1.0 THE SITE - 1.1 The application site relates to 'Removal House', 39 Finch Road a building sitting on a corner plot between the bottom of Christian Road and St Barnabas Hill and opposite the steep Well Road Hill heading down towards Strand Street. - 1.2 The existing building comprises a mix of flat and pitch roof finishes at the rear. The pitch roof finishes sit parallel to St Barnabas Hill. - 1.3 The site was recently approved for its conversion to Use Class 4.3 under 23/01200/B, a minor change was recently approved by split decision more detail for this is provided at section
3.0 of this report.
2.0 PROPOSAL - 2.1 The current application relates only to the demolition works forming part of 24/91281/B which is: o removal of existing roofs and replacement with new. - 2.2 Other works forming part of 24/91281/B are:
3.0 PLANNING HISTORY - 3.1 Aforementioned the most relevant in this case is the concurrent application 24/91281/B seeking planning approval for the works.
4.1 The site is within an area designated as Mixed Use (St George's) in the Area Plan for the East 2020. The written statement of the Area Plan states: "Within the area, but outside of Athol Street, offices, financial and professional services, food and drink and some residential uses will also be acceptable. Uses which conflict with these will generally not be supported." The site is not recognised as being at any flood risk although areas passing the site are.
4.3 The general standards of development as set out in General Policy 2 are relevant in an assessment, as a formally designated Conservation Area Environment Policies 35 and Strategic Policy 4 are relevant which seeks to ensure development preserves or enhances Conservation Area and those features which positively contribute. Section 18 of The Act would be materially relevant to works in a formally designated conservation area. Policy Statement 1/01 - Guide to the Conservation of the Historic Environment of the Isle of Man (Policy CA/2) are also relevant with both seeking to ensure that development within a conservation areas preserving or enhancing the character or appearance of the Area and to ensure that the special character is protected. The Windsor Road Conservation Area Character Appraisal is also relevant (WRCA) - 5.0 REPRESENTATIONS Copies of representations received can be viewed on the Government's website. This report contains summaries only.
5.1 Douglas Borough Council - no objection (29.11.2024).
5.2 The following were also consulted but no response received as of 23/12/2024:
6.1 The building is not registered and sits in a conservation area.
6.2 The proposed development works have been considered acceptable under 24/91281/B. The demolition works relating to the roof are also considered acceptable in this case, and there would be no reason to reach a different conclusion or to refuse the application. - 7.0 CONCLUSION
7.1 The proposed demolition works are considered to have an acceptable impact on the wider Conservation Area and just as its concurrent application 22/91281/B would meets with General Policy 2, Environment Policy 35 and Strategic Policy 4 of the Strategic Plan, would align with the principles of Section 18 of The Act as well as Planning Policy Statement 1/01 and the draft conservation area character appraisal. - 8.0 INTERESTED PERSON STATUS
8.1 By virtue of the Town and Country Planning (Registered Buildings) Regulations 2013 (As Amended), the following are automatically interested persons:
8.2 The Decision maker must determine whether there are other persons to those listed above who should be given Interested Person Status.
I can confirm that this decision has been made by the Acting Head of Development Management in accordance with the authority afforded to that officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded interested person status and/or rights to appeal.
Decision Made: Permitted Date: 24.12.2024 Determining officer
Signed : A MORGAN Abigail Morgan Acting Head of Development Management
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