The application site is 84 Bucks Road, Douglas. It forms part of the shop frontage to the east side of Bucks Road, close to the junction with Christian Road. The premises are three storeys with a dental practice currently operating at ground floor. There is an opticians and takeaway either side. It is likely that there are flats above.
The Proposal
The application seeks planning permission for a replacement shop front. It also involves the re-rendering of the main facade.
The Planning Authority is also currently considering an application for advertisement consent at the same property (13/00470/D).
Planning History
13/0070/D – undetermined application for new signage.
09/00644/B – permission granted in 2009 for new replacement dormers.
08/02069/B – permission granted in 2008 for rear extension.
07/01512/C – permission granted in 2007 for change of use from shop to dental surgery.
Planning Policy
The site is within an area recognised as being predominantly residential in the Douglas Local Plan 1998.
General Policy 2 of the Isle of Man Strategic Plan 2007 is relevant:
'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 spaces 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 unacceptable 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;
(I) 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.'
Representations
Douglas Corporation - no response at the time of writing.
Highways Division - no objection.
Assessment
The proposal is to replacement the existing shop front. It also involves the rerendering of the main facade. The existing shop front appears dated and is arguably in need of rejuvenation. The new shop front would appear fresh and modern. The design is quite smart and it is considered that it would be a marked improvement on the appearance of the existing shop front. The re-rending of the main facade will also be a visual improvement. Overall, it is considered that the proposal would enhance the character and appearance of the area.
There would be no other adverse land-use impacts including impacts on neighbours and highway safety.
There are no material grounds to refuse planning permission.
Recommendation
It is recommended that the planning application is approved with conditions.
Party Status
The Local Authority, Douglas Corporation, is by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5)(d) granted Interested Party Status.
The Highways Division is part of the Department of Infrastructure and is not an Interested Party.
Recommendation
Recommended Decision: Permitted
Date of 21.05.2013 Recommendation:
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 development hereby permitted shall commence before the expiration of four years from the date of this notice.
C 2. The development hereby permitted shall not be carried out except in full accordance with the following plans: Drawing Numbers 083/04 01 and 083/04 02 received on 16 April 2013.
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 : Determining officer (delete as appropriate) Signed : Anthony Holmes Senior Planning Officer Signed : Michael Gallagher Director of Planning and Building Control
Signed : Sarah Corlett Senior Planning Officer Signed : Jennifer Chance Development Control Manager
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