Officer Report

Application No.: 25/90204/B Applicant: Ms Pamela Pringle Proposal: Replacement of existing door Site Address: Garage 12-14 Berkeley Street Lane Douglas Isle Of Man Planning Officer: Hamish Laird Photo Taken: 26.03.2025 Site Visit: 26.03.2025 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 23.04.2025 _________________________________________________________________

Conditions and Notes for Approval

C : Conditions for approval N : Notes attached to conditions

C 1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.

Reason: To comply with Article 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.

This application has been recommended for approval for the following reason.

The proposal is acceptable in that would not detract from the existing appearance and character of the or the Selborne Drive Conservation Area and, as such, does not conflict with the requirements of Environment Policy 35.

Plans/Drawings/Information; The development shall be carried out in accordance with the following details and drawings:

• Drawing No. 25-102-02 Rev. A - Proposed Plan and Elevations;
• Drawing No. 25-102-03 - Location Plan @ scale 1:1,250;
• Drawing No. 25-102-04 - Site Plan @ scale 1:500;

all date stamped received 26th February, 2025. _________________________________________________________________

Right to Appeal It is recommended that the following organisations should NOT be given the Right to Appeal: Department of Infrastructure Highways Services - No objection. Douglas Corporation - No objection.

Officer’s Report THE SITE

1.1 The application site is the footprint of an existing industrial building which fronts onto Albany Lane and backs onto Berkeley Street Lane in Douglas. Albany Lane runs perpendicular to Albany Street to the north, the latter being a residential street with no on site vehicular access or parking from Albany Street and each property having low rendered walls with railings atop. - 1.2 The application site building is a stone faced structure with a pitched roof whose gable faces Albany Street - a single width highway which runs from Woodbourne Road to the east to Brunswick Road to the west. Within this front elevation are two doors - a large garage door which has a long concrete lintel above it and the door is sectional and slides around to open. The other door is smaller and to the north east and is a simple up and over garage door. The existing door has been in situ since approximately 1950. - 1.3 The industrial buildings contrast with the dwellings inasmuch as they are mostly stone faced, of differing heights and with a variety of roof pitches. The buildings on Albany Lane towards Brunswick Road are relatively plain with no doors and with the rendered side elevation of 6, Brunswick Road at the end. Towards Woodbourne Road, the buildings become smaller units from the application side to the north east, with more residential proportions and a shop frontage appearing on the corner of Albany Lane and the short lane which links Albany Lane and Berkeley Street with Berkeley Street Lane running parallel to and between the two. - 1.4 The building has historically been used for garaging coaches, a taxi and a minibus in the 1950s and 60s and as a workshop for the maintenance of the owner's vehicles. Since the late 1980s the building has been used for commercial storage as well as vehicle storage and workshop and by an electrical contractor for storage purposes. THE PROPOSAL

2.1 The application seeks permission for the replacement of the existing garage door fronting onto Albany Lane. It would be replaced by a new double-skinned steel sectional door into a new door opening approx. 3.4m high x 5.2m wide. A new rendered wall to match the existing right hand door jamb would be built to reduce the door opening as shown on the submitted Drawing No. 25-105-02 Rev. A. The existing opening is approx. 6.064m wide. The brick on end lintel above the garage door would be retained. The existing roller shutter door to the rear of the garage building would be retained. No other alterations are proposed. PLANNING POLICY AND STATUS - 3.1 The site lies within an area of Predominantly Residential use on the Area Plan for the East, and within the settlement boundary as shown on Proposals Map No. 5 - Douglas Town Centre. The site also lies within the Selborne Drive Conservation Area.

3.2 The proposed use is compatible with the land use designation. As such, the provisions of General Policy 2 are applicable:

"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 space 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 adverse 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."

3.3 Environment Policy 35 states "Within Conservation Areas, the Department will permit only development which would preserve or enhance the character of appearance of the area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development."

PLANNING HISTORY

4.1 Planning applications have been submitted for this property - PAs 10/01793 and 11/01569 for regularisation of the existing uses and changes of use, both of which were withdrawn before a decision was taken. Planning permission was granted for the separation of the shop from the living accommodation behind and above under PA 08/02133.

4.2 PA 06/02173/B - Replace existing wooden door fronting onto Albany Street with a metal roller shutter door - 12 / 14 Back Berkeley Street , Douglas, Isle of Man - Refused 24.04.2007, and subsequently Refused at Appeal - 25.09.2007. Reason - "The installation of a metal roller shutter door would be contrary to Planning Policy Statement 1/01 and Environment Policy 39 of the emerging Isle of Man Strategic Plan in that the replacement door is a poor substitute to the existing timber doors, in terms of design, external appearance and use of materials, particularly within a Conservation Area. The proposed development will not preserve or enhance the character and appearance of the Conservation Area to the detriment to the visual amenities of the streetscene." - 4.3 PA 12/01193 - Proposed the conversion of the property to offices and was withdrawn prior to a decision being taken. - 4.4 PA 13/91190/B - Demolition of existing light industrial units and erection of two light industrial units with ground floor storage, first floor offices and associated parking and drainage

• Workshop / Storage Buildings, Between Albany Lane & Berkeley Street Lane, Douglas, IM2 3RN - Permitted - 02.09.2014. Not implemented.

REPRESENTATIONS

5.1 Highways Division (3/5/25) indicate that they do not oppose the application as there are no adverse traffic impacts from the proposal.

5.2 Douglas Corporation (10/3/25) - No objection. - 6.0 ASSESSMENT

6.1 Environment Policy 35 sets out the policy in regards to development within a Conservation Area. The policy states that development would only be permitted within a Conservation Area if the development would preserve or enhance the character or appearance of the area and the area is protected against inappropriate development.

6.2 With the appearance of many buildings strongly influenced by the detailing of their windows and doors; the replacement of the existing garage door fronting onto Albany Lane by a new double-skinned steel sectional door into a new door opening approx. 3.4m high x 5.2m wide, down from 6.064m wide, with the brick on end lintel above the garage door being retained would assist in maintaining the character and appearance of the workshop building in its terraced setting in this prominent position at the head of Albany Street is considered to be acceptable. The existing door does not specifically contribute to the overall character of the Conservation Area, whereas it is considered that the replacement door would contribute positively to the preservation of the character and appearance of the Conservation Area through good building maintenance. - 6.3 Therefore, it is considered that the proposal is acceptable in that would not detract from the existing appearance and character of the or the Selborne Drive Conservation Area and, as such, does not conflict with the requirements of Environment Policy 35.

- 7.0 RECOMMENDATION

7.1 Approve. - 8.0 RIGHT TO APPEAL AND RIGHT TO GIVE EVIDENCE

8.1 The Town and Country Planning (Development Procedure) Order 2019 sets out the process for determining planning applications (including appeals). It sets out a Right to Appeal (i.e. to submit an appeal against a planning decision) and a Right to Give Evidence at Appeals (i.e. to participate in an appeal if one is submitted).

8.2 Article A10 sets out that the right to appeal is available to:

• applicant (in all cases);

• o a Local Authority; Government Department; Manx Utilities; and Manx National Heritage that submit a relevant objection; and
• o any other person who has made an objection that meets specified criteria.

8.3 Article 8(2)(a) requires that in determining an application, the Department must decide who has a right to appeal, in accordance with the criteria set out in article A10. - 8.4 The Order automatically affords the Right to Give Evidence to the following (no determination is required):

• o any appellant or potential appellant (which includes the applicant);
• o the Department of Environment, Food and Agriculture, the Department of Infrastructure and the local authority for the area;
• o any other person who has submitted written representations (this can include other Government Departments and Local Authorities); and
• o in the case of a petition, a single representative.

I can confirm that this decision has been made by the 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 : 23.04.2025 Determining Officer

Signed : S BUTLER Stephen Butler Head of Development Management

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