DEC Officer Report

PLANNING OFFICER REPORT AND RECOMMENDATION

Application No.: 22/01328/B Applicant: Co-op Proposal: Replacement refrigeration plant Site Address: Co Op Duke Street Douglas Isle Of Man IM1 2AY Principal Planner: Mr Chris Balmer Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 05.12.2022

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.

• C 2. This approval relates only to the installation of a Mitsubishi ME PUZ-M250YKA R32 AC units in full accordance with the approved details and maintained and retained thereafter. Reason: To ensure the development is implemented according to the plan submitted.

This application has been recommended for approval for the following reason. This approval relates to the submitted documents and drawing all received on 01.11.2022.

Plans/Drawings/Information;

This approval relates to the submitted documents and drawing all received on 01.11.2022. _______________________________________________________________

Interested Person Status

Additional Persons

None _____________________________________________________________________________

Officer’s Report

1.0 SITE - 1.1 The application site is the curtilage of an existing property 18 Duke Street, Douglas, which forms part of a two storey mid-terraced property located to the eastern side of Duke Street and north of Lord Street. The property is currently occupied by a Co-Op supermarket.

2.0 PLANNING POLICIES - 2.1 In terms of local plan policy, the application site is within an area recognised as being within a mixed use area (Strand Street) under the Area Plan for the East 2020. The site is not within a Conservation Area. - 2.2 Due to the zoning of the site and the proposed works the following policies are relevant in the determination of the application:- - 2.3 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."

- 3.0 PLANNING HISTORY

3.1 The site has been the subject to a number of previous planning applications; however, the following are considered to be of material consideration to the assessment and determination of this application: - 3.2 Installation of replacement safety railings to rear elevation - 15/01099/B - APPROVED - 3.3 Erection of satellite dish - 02/00344/B - APPROVED

- 4.0 PROPOSAL

4.1 The application seeks approval for the installation of replacement refrigeration plant. The existing unit would be replaced with 2No. new ME PUZ-M250YKA R32 AC units. - 5.0 REPRESENTATIONS

5.1 Douglas Corporation has no objection (17.11.2022).

5.2 Highway Services have no highway interest (17.11.2022). - 6.0 ASSESSMENT

6.1 The proposal in terms of external alterations are related to the rear elevation only. The proposal would remove and existing air condition unit which is slightly taller but narrower in depth and width, with two new units on a similar footprint. The proposals especially given their reduced height would be less publically apparent, given they would also be of a height similar to the hand railing which run around the edge of the flat roof. Overall, given the scale, position and limited public views, most being more distance; it is not considered the impact would be so significant to warrant a refusal. - 7.0 CONCLUSION

7.1 It is not considered the proposal would have any significant adverse impacts upon public or private amenities and therefore complies with the relevant planning policies of the IOM Strategic Plan 2016 and the Area Plan for the East 2020. The application is therefore recommended for an approval. - 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:

• (a) the applicant (including an agent acting on their behalf);
• (b) any Government Department that has made written representations that the Department considers material;
• (c) the Highways Division of the Department of Infrastructure;
• (d) Manx National Heritage where it has made written representations that the Department considers material;
• (e) Manx Utilities where it has made written representations that the Department considers material;
• (f) the local authority in whose district the land the subject of the application is situated; and
• (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material.

8.2 The decision maker must determine:

• o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and o whether there are other persons to those listed above who should be given Interested Person Status.

_____________________________________________________________________ I can confirm that this decision has been made by a Principal Planner 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.

Decision Made : Permitted Date: 16.12.2022 Determining officer Signed : J SINGLETON Jason Singleton Principal Planner

Customer note This copy of the officer report reflects the content of the file copy and has been produced in this form for the benefit of our online services/ customers and archive records.