Planning Authority Statement

Statement Of The Planning Authority

Planning statement on behalf of the Department of Infrastructure Planning and Building Control Division in respect of planning for the Installation of a replacement shop front 22 Castle Street

Douglas Isle Of Man IM1 2EZ - 13/91013/B

Statement prepared on behalf of the Planning and Building Control Division by Mr Edmond Riley BA MA MSc

Introduction

1. The applicant has appealed the decision on the basis that the reasons given for refusal are not valid. The applicant does not state what is not valid about those reasons. Notwithstanding this, this submission outlines the reasoning behind the issued refusal. The officer report can be found at Appendix A, while Appendix B contains photos of the site and shopfronts adjacent and nearby.

Reason 1

1. Reason 1 reads in full:

"The proposed replacement shopfront would not retain the traditional design features of the existing property, and is therefore not considered to respect the site and its surroundings, and would thereby have an adverse impact on the character of the townscape, contrary to General Policy 2 (b) and (c) of the Isle of Man Strategic Plan (2007)."

1. General Policy 2 is clear that development in accordance with the land use policies will normally permitted, subject to various caveats. The substantive text and parts (b) and (c) of General Policy 2 read as follows:

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: (b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them, and (c) does not affect adversely the character of the surrounding landscape or townscape.

1. The surrounding land uses are typical of those associated with town centres - shops, cafes, public houses and the like. Some of these retain existing frontages, and the majority of those existing frontages, of which the application site with its mullion, detailed stall risers and curved window arches is no exception, are considered to successfully contribute to the streetscene of Douglas town centre. The proposed shopfront, with its square features and lack of design detailing, would remove another interesting and attractive shopfront from Douglas' main shopping street to its overall detriment.
2. As such, the proposal does not adequately respect the site's surroundings in terms of form or design, and because of this its installation would result in an adverse impact on the character of the townscape.
3. This is considered to be a substantive and valid reason for refusing to issue advertisement consent.

Reason 2

1. Reason 1 reads in full:

"The proposed replacement shopfront would not, by virtue of its inappropriate design, make a positive contribution to the built environment of the Island, contrary to Strategic Policy 5 of the Isle of Man Strategic Plan (2007)."

1. The relevant extract from Strategic Policy 5 reads:

New development, including individual buildings, should be designed so as to make a positive contribution to the environment of the Island.

1. It is noted that poorly-designed shopfronts are evident within the streetscene, and indeed adjacent to the application site. While precedent is relevant, it is not considered that the existence of poor design in an area should be reason to allow further poor design.
2. For similar reasons as those outlined above, the proposed shopfront would not, by virtue of its inappropriate design, make a positive contribution to the environment of the Island.
3. This is considered to be a substantive and valid reason for refusing to issue advertisement consent.