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Application No.: 21/01119/B Applicant: Gold Properties Ltd Proposal: Erection of building with commercial/retail use at ground floor and 5 apartments above Site Address: 1, 1A And 2 Marina Road Douglas Isle Of Man IM1 2HD Senior Planning Officer: Mr Jason Singleton Expected Decision Level: Planning Committee Recommended Decision: Permitted Date of Recommendation: 18.03.2022 _________________________________________________________________
C : Conditions for approval N : Notes attached to conditions
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 proposed application has been designed to comply with General Policy 2, Environmental Policy 42 and Housing Policy 4 of the Strategic Plan 2016.
Plans/Drawings/Information; This decision relates to drawings received on 22 September 2021, referenced;
and amended plans received on 7th December 2021, referenced; 20/3021/05/A - Proposed Elevations and Streetscene 20/3021/04/B - Proposed floor plans _______________________________________________________________
Additional Persons It is recommended that the following Government Departments should be given Interested Person Status on the basis that they have made written submissions these do relate to planning considerations:
Flood Management Division (DOI) _____________________________________________________________________________
THE APPLICTION IS BEFORE THE PLANNING COMMITTEE AT THE REQUEST OF THE HEAD OF DEVELOPMENT MANAGEMENT
1.0 THE SITE - 1.1 The application site is the curtilage of No: 1, 1A and 2 Marina Road, Douglas. The property is a three storey end of terrace adjacent to Senna Road which is characterised with traditional proportions and tiled pitched roof the usual fenestration proportions but no chimney stacks. - 1.2 Internally comprises shops/retail on the ground floor kitchen and store and offices on the second floor and residential accommodation on the third floor. The property sits on to the north of the main shopping centre of the High street 'Marina Road'. - 1.3 The character of the streetscene here is varied; opposite is Falcon house, a 5 storey building with shops on the ground floor and residential accommodation above; Tower house a - 4 storey office / commercial / retail building.
1.4 To the rear of the application site is two storey flat roof building that fronts onto Market Street and the Chester Street Multi Storey car park opposite this. - 2.0 THE PROPOSAL
2.1 Proposed is the demolition of the existing building and the erection of a replacement four storey building with commercial/ retail on the ground floor and 5 apartments above on the upper floors. - 2.2 The design approach would see a more contemporary approach that would feature a grass sedum roof with plant and machinery are, the vertical proportions cladded in a combination if red brick cladding panels to the rear lower proportions and the vertical section of the lift shaft, and the remainder a grey coloured TBC cladding panels and on the corner section of the building adjacent to Senna Road timber cladding to the first and second storey. - 2.3 Internally, the would be the creation of a basement that would feature store and staff facilities with the retail unit above; the ground floor with the active street front would be for commercial and retail with bin storage to the side and bike storage to the rear; first and second floor would see the creation of four apartments (two per floor) one bedroom apartments and to the third floor a two bedroom penthouse apartment. - 2.4 The application is also accompanied with an 7 page planning statement that notes; the site and the character of the streetscene; the planning history; results from consultations process; design proposals and rational and materials selection; details about the commercial;/retail aspect and the residential and the eco- credentials of the proposals.
3.1 Area Plan for the East designates the area as 'Mixed Use' within Strand Street. The application site is not within a conservation area. The street to the front (All of Strand Street) is identified as being at flood risk of surface water. - 3.2 Within the written statement accompanying the Area Plan for the East, the following policy paragraphs offer some guidance; - 3.3 Town Centre - Mixed Use Proposal 3 states on page 86: " There will be a presumption in favour of retail, and ancillary town centre uses such as food and drink and health and beauty uses along the primary shopping frontage. Outside of the primary shopping frontage a wider variety of town centre uses including financial and professional services open to visiting members of the public will also be acceptable. Entertainment venues, Offices and residential use will be acceptable at first floor level and above, but not at ground floor level where an active frontage should be maintained and enhanced. These active frontages are essential to sustain an attractive town centre." - 3.4 Urban Environment Proposal 1 states on page 51: "The creation of residential units on the upper stories of buildings particularly in Douglas town centre or the subdivision of buildings (particularly in the case of older and underused buildings) for residential use will generally be supported provided proposals do not conflict with other strategic policies or proposals in this plan." - 3.5 Urban Environment Proposal 2 states on page 52: "All new development and regeneration proposals within the Comprehensive Treatment Areas and Douglas Town Centre must demonstrate design elements to provide and enhance areas of public realm through sensitive and context specific design." - 3.6 Urban Environment Proposal 3 states on page 53:
5 - Design and visual impact
4 - Location of new housing and exceptions
3.12 Environmental Policy 42 - Respect the character and identity 10 - Potential risk of flooding - 3.13 Business Policy 1 - Growth of employment opportunities
3.14 Transport Policy 4 - Highway safety
4.1 The planning history of the site is more reflective of changes to the shops, opening hours, advertisements. As such they are not considered pertinent to this application. - 5.0 REPRESENTATIONS (in brief - full reps can be read online)
5.1 Douglas Borough Council commented (6/10; 8/10; 16/11; 23/11; 8/12) on the bin provision and the storage of those, bicycle storage, electric provision in the bike storage area; On the amended drawing they do not object to the proposal.
5.2 Highways Services commented (7/10 & 9/12) initially raising concerns over the doors opening onto the highway. The amended plans were considered and highway have no objection subject to a condition that no doors open onto the highway. - 5.3 Flood risk management commented (8/10) with no objection but highlighted the site is within a surface water flooding zone and recommends flood resilience built in.
6.1 The fundamental issues to consider in the assessment of this planning application are;
6.1 The site is within a designated are of mixed use on TAPE and is part of the main shopping street in Douglas Town Centre. The proposed scheme is for retail units at ground floor and accommodation above with 5 apartments. The principle of development within this part of Douglas would be supported through STP2 and SP1 and HP4 as Douglas is a named Town. The retail would be supported thorough BP1 for the creation of employment opportunities through retail, and generally supported through BP9 & 10 given the proposed use is in accordance with the land use designation of Douglas Town Centre. The accommodation above would be in accordance with the guidance given in TAPE Urban Environment Proposal 1, and is further supported through the strategic plan at paragraph 9.4.5 to help support the use of the area at different times. As such the principle would be supported. Design - 6.2 The proposal would take a more contemporary approach to design given and fenestration placement and materials utilised, whilst different than the other properties in the streetscene, is not uncommon lower down the high street where some building have been rebuilt or in the process of being rebuilt to a more contemporary appearance. This approach is further supported in TAPE through Urban Environment Proposal 3, where it could be said the proposal "demonstrates innovative design solutions which enhance local character and distinctiveness", whilst this is subjective and may not be to everyone's liking, it is fairly inoffensive. - 6.3 The basic form of the building is reflecting in the size of the footprint of the site and its height is broadly similar to those opposite. The inclusion of a flat/ sedum roof, helps keep the massing lower and somewhat provides a peasant appearance when viewed from the upper levels of Chester Street car park or any advantageous elevated position. It is further noted the building to the rear is also flat roofed as is some of those older properties to the rear streetscene. The choice of finishes and window sizes is what makes the proposal stand out in design terms, and leans more towards an interpretation of "contemporary" appearance. The use of large glazing to the ground floor helps keep an active street front and the glazing to the upper floors is more reflective of the proposed uses as residential, which in itself is not necessarily offensive. Given the narrow street width of Strand Street, there would be limited upward looking views from ground level. As such the proposal would be seen to make a positive contribution to this end of the street and could be seen to enhance this areas of public realm through its design, providing a modern approach in accordance with EP42 and the UEP3. Visual Impact - 6.4 The proposal would be replacing an existing built form of traditional proportions and painted white render that is reflective of the tired character of the area. The existing is currently in a sorry state of appearance and is much reflective of this part of the streetscene. Whilst the proposed building would be a stark contrast (contemporary appearance) it would not be considered an incongruous feature and makes good use of a corner plot that echoes a progressive movement of modernising some of the existing buildings along the main shopping street. - 6.5 Within the main shopping street with retail frontage, there has been a number of examples where the department has previously granted permission for properties to be demolished and rebuilt in a more contemporary appearance altering their visual appearance.
As such, the proposed redevelopment of this site could positively contribute to the continued regeneration of the town centre.
Neighbouring amenity
6.6 Given the broad support for residential above the ground floor retail, the proposal would not be introducing a use that is not already evident in the streetscene. Furthermore it is not considered to have any adverse impact upon those residents already within the streetscene through any overlooking, loss of privacy or overbearing impact over and above the existing levels given the properties orientation. It is further noted we have not received any objections or comments from the adjoining neighbours and the local authority do not object. On balance, these aspects would be considered to be compliant with those sections of General Policy 2(g). Living conditions - 6.7 In considering each of the apartments amenity standards, the building incorporates a number of large windows to the front and side with views out towards the adjacent properties, albeit its character is varied and not unattractive but one of an active streetscene. Each living room is positioned on the front elevation of the building affording views out with adequate amount of space within each apartment. - 6.8 The proposed access to the apartments would be from the side elevation on Senna Road that is lit by street lighting, it is an active through road with some pedestrian activity that serves as a connection from Market Street to Marina Road and is wide enough for a commercial vehicle to fit along. As such this would be considered to be an acceptable entrance to the property. - 6.9 The apartments are large enough to accommodate the usual arrangement of rooms for habitation in different layouts. There would appear to be adequate space to allow for the drying of clothes and circulation space within each apartment. There is also a communal staircase and a lift to all floors and a refuse or waste collection point at the side of the property. The living environment of the proposed apartments is deemed to be acceptable and provides satisfactory amenity standards in itself in accordance with Gp2h. - 6.10 Being with the town centre development there is no outdoor amenity space provided. However there is ease of level access to good public open space that would provide a degree of respite from the activity in the area, namely Douglas promenade and the beach and other leisure areas off the promenade or Douglas head. - 6.11 The current bin provision has been accommodated off the side elevation on Senna Road and has been designed in conjunction with Douglas Borough Council to ensure the bins are off the street and in secured store. This aspect of the proposal is deemed acceptable and in agreement with Douglas Borough Council para 5.1. There is adequate provision for cycle storage at the rear of the building from the service lane and has been agreed by highways authority as noted in para 5.2. Parking Provision - 6.12 The site provides no parking on site and Transport Policy 7 requires one parking space per one bedroom apartment. Highway Services have noted the IoM strategic plans call for off road parking spaces, but given the application site is with the town centre location and close proximity to primary public transportation links. Provision is allowed within the strategic plan in Appendix 7, Parking standards, A.7.1 which says "however, in general, the need to find a use for redundant buildings which are in sound condition will outweigh the drawback of any shortfall in parking provision". - 6.13 The site is within 900m of the main bus station on Lord Street, offering routes throughout the Island, and is also centrally located within the Island's capital. The strategic plan also allows for a relaxed standard where "In the case of town centre and previously
7.1 The planning application would be an acceptable form of development that has been designed to ensure that it complies with the aforementioned policies. - 8.0 INTERESTED PERSON STATUS
8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons:
I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to that body by the appropriate DEFA Delegation and that in making this decision the Committee has agreed the recommendation in relation to who should be afforded Interested Person Status.
Decision Made : Permitted Committee Meeting Date: 28.03.2022
Signed : J SINGLETON Presenting Officer
Further to the decision of the Committee an additional report/condition reason was required (included as supplemental paragraph to the officer report).
Signatory to delete as appropriate YES/NO See below
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