Officer Report

Application No.: 14/01240/B Applicant: Heron & Brearley Proposal: Installation of replacement balcony Site Address: The British Hotel North Quay Douglas Isle Of Man IM1 4LB Case Officer : Miss Laura Davy Expected Decision Level: Officer Delegation

Officer’s Report

1.0 THE SITE - 1.1 The application site is the curtilage of The British Hotel, North Quay, Douglas which is a Public House located to the northern side of the highway along with a number of other Public Houses. The building is attractive with original detailing on the front and side elevations. The building has a timber balcony on the front elevation which is central to the building.

2.0 THE PROPOSAL - 2.1 The application seeks approval for the installation of a replacement balcony. The balcony would be constructed in the same materials as the existing and would have the same detailing as the existing. The main difference is that the proposed balcony would project by approximately 520mm beyond the existing balcony. - 2.2 Also proposed is the installation of replacement door frames at first floor, reversing the swing so that they open inwards.

3.0 PLANNING HISTORY - 3.1 The previous planning applications are not considered to be specifically material in the assessment of the current application.

4.0 DEVELOPMENT PLAN POLICIES - 4.1 The application site is in an area identified as "Predominantly Shopping" and also within the Douglas North Quay Conservation Area. Given the nature of the application it is appropriate to consider Environment Policy 35 of The Isle of Man Strategic Plan (20th June 2007).

5.0 CONSULTATIONS - 5.1 Highway Services, in a email received 21st November 2014, comment on the application. They do not oppose.

6.0 ASSESSMENT - 6.1 The key considerations in the assessment of the application are the impacts upon the character and appearance of the property and the Conservation Area in general. - 6.2 The proposed replacement balcony would be constructed in the same materials as the existing but would project approximately 520mm beyond the existing. Given that the proposed balcony would be very similar to the existing it is considered that the proposals

• would preserve the character and appearance of the property and the Conservation Area in general.
• 6.3 The installation of replacement frames, again, would match the existing but would reverse the opening so the doors would open inwards. Given that the doors would have the same appearance as the existing it is considered that this part of the proposal would have a neutral impact upon the character and appearance of the building and Conservation Area in general.
• 6.4 For the above reasons the application is considered to be acceptable and is recommended for approval.

7.0 PARTY STATUS - 7.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, the following persons are automatically interested persons:

• (a) The applicant, or if there is one, the applicant's agent;
• (b) The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested;
• (c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material;
• (d) The Highways Division of the Department; and
• (e) The local authority, Douglas Borough Council in whose district the land the subject of the application is situated.

Recommendation

Recommended Decision: Permitted

Date of Recommendation:

02.12.2014

Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval

• N : Notes attached to conditions R : Reasons for refusal
• O : Notes attached to refusals

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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.

-----------------------------------------------------------------------------------------------------------This approval relates to drawings 1426-BH-100 and 1426-BH-200 received 29th October 2014.

I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control /Head of Development Management/ Senior Planning Officer.

Decision Made : Permitted Date : 2nd December 2014 Determining officer (delete as appropriate) Signed :…………………………………….. Chris Balmer Senior Planning Officer Signed :…………………………………….. Sarah Corlett Senior Planning Officer Signed :…………………………………….. Michael Gallagher Director of Planning and Building Control Signed : Jennifer Chance Jennifer Chance Head of Development Management