4 November 2013 · Delegated
Joe Jennings, 22, Castle Street, Douglas, Isle Of Man, IM1 2ez
The application sought to replace the existing shopfront at 22 Castle Street, Douglas, replacing two window frames with a single new frame, installing two new doors, and fitting a slightly larger fascia sign. The site sits within a predominantly shopping zone in the Douglas Local Plan area. The decisive issue was design quality. Officers found that the proposed shopfront would not retain the traditional design features of the existing property, meaning it would fail to respect the site and its surroundings and would harm the character of the townscape. This conflicted with General Policy 2 (b) and (c) of the Isle of Man Strategic Plan 2007, which requires development to respect its surroundings and avoid adverse effects on townscape character. The proposal also failed Strategic Policy 5, which requires new development to make a positive contribution to the built environment.
The replacement shopfront was refused because its design would not retain the traditional features of the existing building, causing harm to the streetscene and failing to respect the surrounding townscape. It also failed to make a positive contribution to the built environment as required by Strategic Policy 5. Both refusal reasons reflect a straightforward design conflict with Isle of Man Strategic Plan policies.
Refusal Reasons
Strategic Policy 5
Strategic Policy 5: New development, including individual buildings, should be designed so as to make a positive contribution to the environment of the Island. In appropriate cases the Department will require planning applications to be supported by a Design Statement which will be required to take account of the Strategic Aim and Policies. 4.4 Economy 4.4.1 The Spatial Strategy identifies the Major Employment Areas around the Island. While the majority of business and employment is focused around the Douglas Metropolitan Area, there are other major employment areas at Castletown, the Airport/Freeport, Peel, Ramsey and Jurby. The Department considers the distribution of employment areas provides a spread of employment opportunities around the Island. While recognising the opportunities for small scale local employment within existing centres it is considered new employment should, in the main, be concentrated within existing settlements or those major employment areas referred to in the Island Spatial Strategy and illustrated on the Key Diagram. Existing Local and new Area Plans will provide detailed boundar ies for these areas. From time to time Government may judge it appropriate to offer financial incentives to encourage economic activity or investment in particular parts of the Island.
General Policy 2
General Policy 2: 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. 6.3 Development outside of areas zoned for development
