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Application No.: 17/00952/B Applicant: Manx Telecom Proposal: Alterations, installation of replacement front and rear shop fronts and erection of a replacement rear bin store and change of use of part-ground floor and part-first floor from non-public facing office space to a combination of retail and ancillary offices Site Address: Manx Telecom 15 - 17 Strand Street Douglas Isle of Man IM1 2ED Case Officer : Mr Edmond Riley Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 24.11.2017 _________________________________________________________________
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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
The development hereby approved relates to Drawings 16046.00.L0.002 Rev B, 16046.10.L0.006 Rev B and 16046.33.024 Rev A (all date-stamped as having been received 7th September 2017) and to Drawings 16046.00.SP.000 Rev B, 16046.00.L0.001 Rev B, 16046.00.L1.001 Rev B, 16046.PL.001 Rev C and 16046.PL.002 Rev C (all date-stamped as having been received 17th October 2017).
Additional Persons _____________________________________________________________________________ Officer’s Report
1.1 The application site is an almost L-shaped parcel of land with a couple of spurs out from that shape, and which includes the Manx Telecom retail outlet on Strand Street in Douglas. The building has a dual aspect, with the main pedestrian entrance facing eastward onto Strand Street and the smaller, rear entrance facing south onto the seemingly unnamed pedestrianised area that connects the frontage of the Mars & Spencer retail unit with Strand Street. - 1.2 The front entrance has a contemporary, almost entirely glazed shopfront. There is some horizontal cladding above, attached to which is the company's branded lettering. Otherwise, and including its front door, the shopfront is formed of floor-to-ceiling glazing panels. - 1.3 This secondary entrance is somewhat obscured by the presence of a timber bin store, which though a modest and timber-framed store, adds to the perception of the area being something of a rear yard rather than as a primary shopping frontage. This perception is not improved by the somewhat unsightly and certainly untraditional appearance of the entrance doors and also the building in which they sit. The rear entrance does not appear to be currently (or even recently) in active use. - 1.4 There is a variety of shopfronts in the area - some contemporary, some traditional, and some of poor appearance - but, generally speaking, all the shop frontages are well-looked after even if some are not judged to be of an appropriate appearance for Douglas' main shopping street. It is nevertheless noted that the site falls outwith a Conservation Area, and cannot be viewed readily from one.
2.0 DESCRIPTION OF THE APPLICATION - 2.1 Full planning approval is sought for the installation of a replacement shopfront, along with a change of use to the ground and first floors of the building. - 2.2 At present, the ground floor of the unit is in use as retail for the majority, along with some storage and 'back of house' ancillary use for staff; the first floor is in use as ancillary storage and further staff / kitchen space. Proposed is the expansion of the retail space across the entire ground floor, with slightly less than half the first floor proposed to be converted to an office use in association with the ground floor retail use. It is of a scale beyond that which could reasonably be considered 'ancillary' in Planning terms, but the proposed layout is clear that there will be a functional relationship between the office / meeting and staff rooms with the retail use below. - 2.3 In terms of the shopfront alterations proposed, the existing predominantly glazed frontage will be almost 'overlaid' by significant areas of slatted timber, including an angled cutout. A similar design finish is proposed to the new / re-opened access to the rear / side alleyway. - 2.4 Also proposed is a new bin store, to be formed of timber and located in a similar position of the existing.
3.0 RELEVANT PLANNING HISTORY - 3.1 It is worth noting that an application seeking Express Consent has also been submitted, albeit some weeks prior to that which is the subject of this report. That application (PA 17/00856/D) cannot be determined unless and until the current application is approved as the signage proposed would be installed on the shopfront that is proposed to be installed under the application the subject of this report.
4.1 The site lies within an area zoned as Predominantly Shopping on the Douglas Local Plan. Accordingly, the application falls to be assessed against the general development considerations as set out in General Policy 2 of the Strategic Plan.
5.0 REPRESENTATIONS - 5.1 Highway Services stated that the application had no highway safety implications on 29th September 2017, while Douglas Borough Council offered no objection one week prior.
6.0 ASSESSMENT - 6.1 The proposed amended uses are considered appropriate to this town centre location. The addition of retail floorspace is to be welcomed in principle, while the bringing into use of the rear / side alleyway will help bring a more active use to this part of the town centre that, at present, feels a little unwelcoming. - 6.2 In terms of the physical alterations proposed in terms of the twin shopfronts, these are all judged to improve the existing appearance of the building. This conclusion is most keenly felt at the rear, which is at present a well-maintained but uninteresting and uninviting side alleyway: the introduction of a fresh shop frontage of an appropriate scale and appearance to the building is to be strongly welcomed. - 6.3 With respect to the main frontage, the existing fully glazed frontage is considered to be attractive and appropriate to its location. Equally, however, the introduction of some features of interest in terms of the vertical cladding is to be strongly welcomed in breaking up what is an undifferentiated ground floor. While the existing situation will be appropriate in certain circumstances, and indeed remains as welcome as when it was initially approved in 2010, that proposed here is judged to be a further improvement in view of the interest it brings to the unit. The addition of some seating areas also provides a small but material community benefit.
7.0 CONCLUSION - 7.1 It is concluded that the application proposes welcome additional / complementary uses while also proposing an attractive new shopfront.
8.0 INTERESTED PERSON STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 Article 6(4), the following persons are automatically interested persons:
8.2 The decision-maker must determine:
I can confirm that this decision has been made by the Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Decision Made : Permitted Date : 29.11.2017 Determining officer
Signed : S BUTLER Stephen Butler Head of Development Management
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