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The application site relates to the former Post Office Headquarters Building, Circular Road, Douglas. The existing building has office and storage accommodation over four floors, with a plant room above it is located on the North West of Circular Road. The building adjoins Atlantic House and No.20 Circular Road. The building is located in an area zoned as "Predominantly Offices" it is also in an area covered by the "Urban Regeneration Study" identified on the Douglas Local Plan 1998.
Proposed are external alterations, this would comprise of the rendering of the main elevation to Circular Road, and part of the side elevation. The windows in the front elevations would also have alterations; this would include the change in window patterns. The layout of the forecourt to the front of the building would be altered, to provide an in-and-out drop off area for high profile visitors. There would be a planter and sculpture installed adjacent to the existing pavement, and the existing post boxes which are directly to the front of the main elevation would be relocated further down the pavement.
Also proposed are alterations and extensions to the roof plan to provide additional office space and a roof terrace, taken as a whole the height of the building would not increase. Also proposed are minor external alterations, and internal alterations to create a restaurant and café bar.
The following previous planning applications are considered relevant in the assessment of the application:
PA 99/00293/B Creation of penthouse suite at rooftop level to replace air conditioning plant, Post Office Headquarters
The above application was refused for 1) The proposed addition would add to the visual mass and bulk of a building which is already unattractively massive and bulky. 2) There is no definite proposal for providing parking space for use in association with the proposed office floor space.
PA 03/00889/B Conversion of existing redundant office building to a 40 en suite bedroom commercial hotel including restaurant, bar, conference facilities and 20 parking spaces
PA 02/02400/C Change of use of building to create health club PA 06/02138/B Installation of three pole mounted antennas and two dishes associated equipment cabinets
The above applications were permitted
The application site is within an area zoned as "Predominantly Offices" and is within the "Urban Regeneration Study" identified on the Douglas Local Plan 1998. It is therefore appropriate to consider Business Policy 7, General Policy 2, Strategic Policy 1 and Environment Policy 43 of the Isle of Man Strategic Plan (20th June 2007).
Highways Division do not oppose Douglas Corporation have not commented on the application
Given the nature of the proposal it is appropriate to consider the relevant points from General Policy 2, which are: "(b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them;
It is considered that the proposed development would respect the site in terms of the layout, scale, form and design, and alterations and extensions to the existing roof plan would be a modest addition to the building. The rendering to the front and side elevations and the alterations to the windows would enhance the building creating a less hostile appearance within the streetscape. The building does not have any special historic features, so it is considered that the proposal would not have a harmful impact on the character of the building. Overall it would have a positive impact on the visual amenity of the area.
The impact of the building on local residents is considered to be minimal as the building would not be increased in height. The main issue would be concerning the proposed roof terrace; however it would not overlook the neighbouring properties, and would not be highly visible from the public highway.
It is relevant to consider Business Policy 7, which states:
"New office floor space should be located within town and village centres on land which is zoned for the purpose on the appropriate area plan; exceptionally, permission may be given for new office space
Having assessed the proposal against the above policy, it is considered that the proposed development would be acceptable, as it is located within Douglas, and is using the existing built fabric to provide additional office accommodation, and is within an area zoned as "Predominantly Offices".
Strategic Policy 1, as mentioned earlier in the report, supports development in areas of previously developed land, and development that optimises the existing infrastructure, facilities and services. "Development should make the best use of resources by:
The proposal is considered acceptable in terms of the above. The proposed development would enhance the existing building and make use of the existing infrastructure.
It is also considered relevant to consider Environment Policy 43 in the assessment of the proposal, which states: "The Department will generally support proposals which seek to regenerate run-down urban and rural areas. Such proposals will normally be set in the context of regeneration strategies identified in the associated Area Plans. The Department will encourage the re-use of sound built fabric, rather than its demolition."
The existing building although not redundant, it is considered to be of poor form and appearance. This proposed development would re-use the existing built fabric, and enhance the appearance, resulting in an overall improvement within the streetscape.
Although the proposed building would still appear prominent within the streetscape, the proposal would significantly enhance the appearance of the building, the building would appear less bulky, the rendering to the front and side elevations would reduce the harsh lines of the existing brickwork, making the appearance less severe.
For the above reasons the application is considered acceptable and is recommended for approval.
The local authority is, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (c) and (d), considered an "interested person" and as such should be afforded party status.
Recommended Decision: Permitted
Date of Recommendation: 18.05.2010
Conditions and Notes for Approval / Reasons and Notes for Refusal
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
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 alterations and extensions to building to provide cafe bar, restaurant and additional office accommodation shown in drawings 09/2286/99, 09/2286/100, 09/2286/101, 09/2286/108, 09/2286/109, 09/2286/112 and 09/2286/113 received 17th March 2010.
I confirm that this decision accords with the appropriate Government Circular delegating functions to the Senior Planning Officer. Decision Made : Permitted Date : ....25....04.05.31....2010 Signed : ....Maucl Senior Planning Officer
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