5 January 2012 · Delegated
Downtown Cafe, 40, Duke Street, Douglas, Isle Of Man, IM1 2ax
The application sought permission to erect an awning on the ground-floor frontage of a four-storey commercial building on Duke Street, close to the junction with Victoria Street in Douglas. The street is pedestrianised and forms the main shopping area in Douglas. The site sits on the periphery of the designated Douglas Conservation Area, making the impact on that area a key consideration. The officer assessed the awning as a relatively modest addition that would not have an undue impact on the building or the conservation area. Importantly, a number of awnings already exist on adjacent buildings, meaning the proposal respects the established character of the surrounding area. The development was found to comply with local plan policies on shopfront design quality and the broader strategic plan requirement that development respects its site and surroundings.
The awning was approved because it was considered a modest and proportionate addition to the building that would not harm the conservation area. Its design was judged to enhance the character of the building, and the presence of similar awnings on neighbouring properties meant it was consistent with the established character of Duke Street.
Policy 2.3 Douglas Local Plan
9.18 0.67 9.29 1.78 +0.98 Children's 0.03 0.06 0.17 0.07 0.06 0.05 0.07 0.06 -0.54 Outdoor Pitches 0.84 0.55 0.05 0.89 0.00 0.51 0.00 0.61 -1.19 Overall Supply 1.67 4.59 2.59 2.03 9.24 0.94 9.36 2.39 -0.75 The Table above showing open space and recreation figures demonstrate some deficits in provision across the local authority areas and highlights where new provision may need to be provided as part of future development schemes. For example, it shows that the East of the Island has a generally high level of amenity space but has a lower level of sports pitch provision. It is important to note that access to any kind of amenity space crosses Local Authority boundaries and residents living in one area may be regular users of amenities such as open space in neighbouring areas. In addition, these figures do not account for the differing demographics of each area and the population within distinct age groups has not been considered. Table 11 does not assess the usage of facilities or current sporting trends or outdoor pursuits that do not require sports pitches. Isle of Man Sport is conducting their own Island wide study as to existing sports provision and usage. Open Space and Community Proposal 1 Areas for residential growth identified in this Plan must take account of the needs for neighbourhood centres which will protect sufficient space for community health services and other social facilities. These could be provided within existing development, identified sites or on Strategic Reserves as part of an overall master planned approach. Open Space and Community Proposal 2 Land needed for additional education centres including new primary and secondary education schools within the lifetime of the plan will be protected from any other development until such time as full requirements for extended settlements are known . Any need for new schools will take account of the suitability of land on the Strategic Reserves Sites identified in this Plan. Open Space and Community Proposal 3 Any land identified throughout the course of this P lan as being suitable for new community/education facilities must take into account the relationship of the site to the TT Course. This is in order to ensure suitable access arrangements for the public and for emergency vehicle access at times of road closures. Open Space and Community Proposal 4 The row of ten residential properties on the northern side of School Road (adjacent to the southern boundary of the Isle of Man College ) shall remain as predominantly residential use until such time as plans have been approved to redevelop this area for educational purposes as part of the continued development of the Isle of Man College campus site on Greenfield Road. Any planning application will need to set out whether or not the existing public sector properties are to be replaced elsewhere within the town or there will be a net loss to the overall public sector provision as a result of the development scheme to expand the College campus. Open Space and Community Proposal 5 The Park Road Site ( DH039g) would be acceptable as a replacement school site for Scoill Yn Jubilee. This is , however, subject to the two Scoill Yn Jubilee sites remaining for educational/school use until such time as it can be demonstrated that the educational needs of this area can be adequately accommodated on the Park Road site over the lifetime of the Plan. Open Space and Community Proposal 6 In view of the capacity problem in primary schools in parts of the East, land in Baldrine identified as Site GM001g on Map 9 Baldrine (field numbers 614733 and 614729) shall be allocated for educational purposes. No part of this site shall be used for residential development. Development Brief 1. The site shall be reserved for Educational use. 2. Any planning application for the development of any part of the site must be accompanied by a Masterplan for the whole of that site. This must show all spatial elements, including areas intended for education buildings, open spaces, sports pitches, landscape areas, parking and circulation arrangements. 3. The northerly field, 614729 is more visible and prominent than the lower field. Buildings should be concentrated in field 614733 and field 614729 should remain free from buildings with playing fields and public open space included on this part of the site. 4. Development of a new school on this site must provide suitable access points to the Main Road. 5. A Travel Plan must be submitted as part of any planning application which sets out a strategy for the delivery of sustainable transport objectives, and demonstrates how these are to be achieved and updated over time. 6. Development of a new school on this site should ensure incorporation of adequate drainage measures. 7. There must be no net loss of biodiversity as a result of the development of this site. 8. An Environmental Impact Assessment will be needed for any development proposed on this site. Open Space and
Policy 9.4 - Mixed use permitted in zones of interest
instances identified in Business Policy 5. The above Policies need to be understood in the context of the whole Strategic Plan, and the nature and needs of each locality. As stated in Paragraph 9.4.5 of the Strategic Plan: "It is accepted that in some circumstances a mix of uses can be appropriate within town centre locations such as residential flats above retail units or office accommodation, particularly where this can help to ensure the use of the area at different times during the day, thus helping to ensure the security and vitality of these areas." Douglas Town Centre Douglas Town Centre performs a number of different functions , being the primary location for traditional retail and office accommodation and evolving uses associated with these in the modern marketplace. The character of the town centre is undoubtedly changing and being flexible to accommodate a variety of functions that are crucial if Douglas is to remain a dynamic, interesting place. Market stalls, for instance, for seasonal or weekend events are often a welcome addition to a vibrant streetscape, and these temporary uses are supported. From a retail perspective, Douglas town centre is relatively healthy with few vacant stores at any one time. Many town centres are retracting and a balance does need to be struck between centres having the ability to adapt and change without damaging the vitality of the central core. Map 5 shows a clear and reasonable Douglas town centre boundary focused on an obvious core area. The town centre boundary and extent of the Mixed Use Areas were considered at length during the Inquiry and the final coverage of the 'town centre' was given firm direction in the Inquiry Report. Area Plan objectives for town and village centres This Plan recognises the prin ciples of sustainable development when it comes to town and village centres and supports such areas being used for a mix of retail, office, food and drink tourism, cultural and residential development which all interplay together to help ensure the vitality of centres. Centres should be places where people work, live, shop, access local services and should be designed to minimise the need to travel and are accessible safely and conveniently by non -car modes of travel - walking, cycling and public transport. Signs of decline can be reversed by positive action to encourage increased activity to help re -vitalise the centres to ensure their continued viability. Objectives: • The principle that town and village centres are the physical heart of their communities. • The hierarchy of centres set out in the Strategic Plan is the starting point for centre development; • A defined Douglas town centre allowing for a range of suitable sites to meet the modern needs of the Capital and protecting against the loss of typical town centres uses to out of town locations . This is to take advantage of existing services and high level s of accessibility; • The continued regeneration of the Douglas town centre; • It is important to identify areas of special character and use , defining them by recognising their group value; • Allowing small scale development in local service centres and villag es which meets identified local needs and/or maintains the viability of local services and the attractiveness of those localities as places to live, fostering sustainable communities. • Reconnecting the communities in the Plan Area by service provision and fostering of local community identity. Area Plan desired outcomes i. Focused, compact and attractive centres. ii. Focused 'centre' uses in the core areas of existing settlements, with new neighbourhood centres in sustainable urban extensions over the lifetime of the Plan of appropriate scale to ensure well thought out sustainable communities. iii. Implementation of the Central Douglas Masterplan proposals. iv. Proposals identifying Comprehensive Treatment Areas (please see Chapter 13). v. A plan which promotes the use of vacant urban sites and premises through encouragement of site assembly, joint venture development and a framework to relieve blockages brought about by land ownership complications, which could extend the range of retail uses and activity in the town centre and thus retain expenditure. vi. Promotion of the town centre area as a residential location (especially on upper floors) to encourage evening activity and retain residential catchment expenditure. vii. Enhanced attractiveness through public realm and landscaping improvements and better connections across the town centre in terms of access and movement and active travel options which will contribute to an accessible and convenient Douglas town centre. viii. Enhanced town centre retail functions in terms of choice and location. ix. Developed centres in terms of visitor destinations and general tourism offer. Key Strategy Documents The Retail Study 2009 This set out to investigate approaches needed to create a revitalised and improved Douglas town centre, with a sustain
