Officer Planning Report

Planning Report And Recommendations {{table:11761}} ### Considerations {{table:11758}} ### Written Representations None received at time of drafting report ### Consultations {{table:11759}} {{table:11760}}

Officer's Report

Introduction

1. This application seeks permission for the installation of a new shop front to replace that which exists on an existing retail unit situated within the main shopping street of Douglas.

The Site

1. The application site is the curtilage of 15-17 Strand Street, Douglas, a retail unit situated on the western side of the street.

The Proposal

1. This application seeks approval for the installation of a replacement shop front. The design would consist of a glazed frontage with double doors on the left hand side as one looks at the building. Above the glazed area would be a new fascia constructed from natural oak.

Planning Status

1. The application site is located within an area identified as being Predominantly Shopping by the Douglas Local Plan. The site is not within a Conservation Area.

1. General Policy 2 of the Strategic Plan relates to development that is in accordance with its land use designation. It 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:"

The relevant parts are considered to be:

• (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;
• (g) does not affect adversely the amenity of local residents or the character of the locality.

Planning History

1. There have been a number of applications relating to signage and shop fronts for this building. These were all related to previous businesses that have operated from the building. None of these applications are judged to be relevant to this proposal.
2. 11/01193/D seeks approval for signage for the building which would be constructed as part of this proposal.

Representations

1. The Highways Division of the Department of Infrastructure does not oppose this application.
2. Douglas Corporation does not object to this application.

Assessment

1. The main issues to be assessed in the determination of this application are whether the proposed shop front would be acceptable in terms of impact upon the streetscene and highway safety.
2. The existing shop front has a tired and worn appearance which detracts from the building and the street. The proposed shop front would have a modern design constructed from high quality materials.
3. It is judged that the proposal would represent a marked improvement to the building and wider area.

Recommendation

Permit.

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:

Douglas Corporation

Accordingly the following parties are not granted Interested Party Status:

The Highways Division and the Planning Authority are both part of the Department of Infrastructure. As such, the Highways Division cannot be afforded Interested Party Status.

Recommendation

Recommended Decision: Permitted

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. This permission relates to the installation of a replacement shop front, 15-17 Strand Street, Douglas as shown by Location Plan, Site Plan, Photograph, D405-EL-01 and IM-MT/2011/01 received 24th August 2011.

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

Decision Made : Permitted Date : 26/9/11

Signed : Michael Gallagher Director of Planning and Building Control Delete as appropriate

Signed : Jennifer Chance Development Control Manager