08/01909/B Officer Report

Planning Report And Recommendations {{table:308062}} ### Considerations {{table:308060}} ### Written Representations ### Consultations {{table:308061}}

Officer's Report

The Site

The application site represents the curtilage of 70 - 72 Bucks Road in Douglas. These are three storey terraced properties which are situated along the southern end of Bucks Road. Currently the ground floor of 70 Bucks Road is used as a shop with apartments above and 72 Bucks Road under construction with apartments above.

Planning Status

The application site is located within an area of "Predominantly Residential Use" and within the Urban Regeneration Study Area identified on the Douglas Central Local Plan 1998. Within the adopted Isle of Man Strategic Plan, the following policy is considered relevant - General Policy 2 states:

"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;
• (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."

Planning History

The following previous planning applications are considered relevant in the assessment and determination of this application:

Case – PA 86/00929/C Use of premises as a launderette – Permitted

Case – PA 86/01227/B Internal alterations to convert premises into retail food outlet – Permitted

Case – PA 87/00551/D Erection of illuminated fascia box sign – Permitted

Case – PA 98/02059/B Installation of new shop front and creation of flat over – Permitted

Case – PA 08/00794/B Alterations, erection of extension and conversion of existing living accommodation into an apartment – Permitted

The Proposal

This application seeks approval for the amendments to the shop fronts at 70 – 72 Bucks Road. This would involve the removal of the existing shop front at no. 72 and replace it with 300mm cavity wall with columns and dummy windows. At 70 Bucks Road would have a renewed shop front with windows and doors with bricked wall render and painted finish.

Representations

The Department of Transport Highways Division do not oppose this development.

Douglas Corporation have no objection with the proposed application.

Assessment

The development is situated within a predominately residential area on the Douglas Central Local Plan 1998, but adjoining to it are areas of offices, central government and retail zones. This proposal does not respect the site and surroundings in terms of form and design. The alterations to both 70 and 72 Bucks Road would adversely affect the visual amenity of the property and the surrounding area in general and is not environmental improvement to the street scene. The solid wall would not

create continuity within the terrace and the creation of a false frontage would be too long, which would not be visually pleasing for the area. With both properties having false frontages this would be too excessive for this terrace and would be detrimental to the visual amenities of the locality.

Recommendation

For these reasons the proposal is considered unacceptable and it is recommended that the planning application be refused.

Party Status

It is considered that the following parties, who submitted comments, accord with the requirements of Planning Circular 1/06 and are therefore, afforded Interested Party Status:

The Department of Transport Highways Division

Douglas Corporation

Recommendation

Recommended Decision: Refused

Date of Recommendation: 05.12.2008

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

R 1.

The proposed development would be contrary to General Policy 2 of the Isle of Man Strategic Plan 2007 by reason of its form and design in that the proposed alterations would create a solid shopfront into the terrace which would be visual intrusive and be detrimental to the visual amenity of the locality.

I confirm that this decision accords with Government Circular No 56/08 (Delegation of Functions to the Acting Senior Planning Officer), GC 55/08 for Advertisements and 69/08 for Registered Buildings.

Decision Made : Refused Date: 17/12/08

Signed: D Bmj Acting Senior Planning Officer