Officer Planning Report

Case Officer: Mr Ian Brooks Photo Taken: Site Visit: Expected Decision Level: Officer Delegation

Officer's Report

Site

1. The application site comprises of a vacant plot of land which is situated on the eastern side of Castle Mona Avenue. The site is zoned as predominantly residential within the Douglas Local Plan. To the southwest of the application site is a new four storey residential development and to the north east is the residential property of No.36 Castle Mona Avenue. To the rear of the application site is Esplanade Lane and on the opposite side of the lane are the properties of Derby Terrace.

Proposed Development

1. This application is seeking permission for the erection of a building containing 4 apartments, on a vacant plot of land.

Planning Status And Relevant Policies

1. Within the adopted Isle of Man Strategic Plan 2007, the following policies are considered to be relevant in the determination of this application: General Policy 2, Housing Policy 6, Transport Policies 1, 4 and 7.

1. Housing Policy 6 states that "Development of land which is zoned for residential development must be undertaken in accordance with the brief in the relevant area plan, or, in the absence of a brief, in accordance with the criteria in paragraph 6.2 of this Plan. Briefs will encourage good and innovative design, and will not be needlessly prescriptive."

1. The Isle of Man Planning Scheme (Douglas Local Plan) Order 1998 zones the area as predominantly residential.

Planning History

1. The following previous applications are considered relevant in the consideration of this application:

07/02159/A - Approval in principle for the erection of a block of four apartments with basement parking.

95/00011/B - Replacement of existing with PVC windows - granted 11th May 1995

Representations

1. Douglas Corporation has no objection to the application.

Application No.:	11/00435/B
Applicant:	Mr Haydn Brand
Proposal:	Erection of a 4 apartment block on vacant plot, with associated car parking and access
Site Address:	34 Castlemona Avenue Douglas Isle Of Man

1. Highways Division of the Department of Infrastructure have made the following comments: "Although this proposal does not comply with the 8 parking spaces in accordance with the IOM Strategic Plan, it does however provide 6 parking places. Taking into account it central location and bus route, highways would not oppose the application.

1. Standard comments have been received from Drainage Services of Douglas Borough Council, Manx Electricity Authority and the Department of Environment, Food & Agriculture.

Assessment

1. The application site had accommodated a two storey dwellinghouse, when viewed from Castle Mona Avenue, on the site until a substantial fire took place back in May 2007, which resulted in the wholesale demolition of the building.

1. The application site is located within an area zoned as predominantly residential in the Douglas Local Plan 1998. The proposed development would be compatible with the land use zoning within the Douglas Local Plan.

1. In respect of the impact of No.36 Castle Mona Avenue, the application site is set to the south west of the neighbouring property, the demolished property used to have a two storey extension to the rear elevation which abutted the boundary of No.36 Castle Mona Avenue. The plans indicate that a 5 storey building would be abutting the boundary of the neighbouring property and will project approximately 1m beyond the rear elevation of No.36 Castle Mona Avenue. The proposed outriggers to the building will be set approximately 3.75m off the boundary of No.36 Castle Mona Avenue.

1. The impact on the residential environment of No.36 Castle Mona Avenue in terms of overshadowing, being overbearing and visual intrusion will be minimal. In respect of the overlooking from the proposed balcony to the rear of the building, the agents have provided screen walls to prevent any direct overlooking of the neighbouring property from occurring.

1. In respect of the impact on the block of flat to the south west of the application site, the proposed building will not project beyond the rear elevation of the neighbouring building. The proposed development will not adversely affect the residential environment of the flats in terms of overshadowing and loss of light.

1. In respect of the impact on the visual amenities of Castle Mona Avenue, the design of the building has some characteristics of the adjoining block of apartments. The height and design of the building is sympathetic to the general character of the area. It is considered the proposal will not adversely affect the visual amenities of the locality.

1. In respect of parking, the Highways Division of the Department of Infrastructure have commented that "Although this proposal does not comply with the 8 parking spaces in accordance with the IOM Strategic Plan, it does however provide 6 parking places. Taking into account it central location and bus route, highways would not oppose the application.

1. Furthermore, it should be noted there was an approval in principle (07/02159/A) back in 2007 for 4 apartment, which the planning permission has since lapsed in February 2012. The approval in principle had a condition stating that "The reserved matters application must include parking provision for four cars." The application was assessed against the parking standards of the Isle of Man Strategic Plan. This is a significant material consideration in the determination of the current application. The application is proposing to provide 4 parking spaces within the site. Using principle of 4 spaces set out in the planning condition, it would appear that the proposed development would accord with that principle. It is therefore considered the level of car parking for a development in close vicinity to the centre of Douglas and a bus route would be acceptable.

Recommendation

1. It is recommended that planning permission be granted subject to conditions in the attached schedule.

Party Status

1. The local authority are, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (c) and (d), considered "interested persons" and as such should be afforded party status.

1. The Highways Division is part of the Department of Infrastructure of which the planning authority is part of. As such, the Highways Division cannot be afforded party status in this instance.

1. Manx Electricity Authority and the Department of Environment, Food & Agriculture have commented on non-planning matter and as such should not be afforded party status.

Recommendation

Recommended Decision: Permitted

Date of Recommendation: 10.05.2012

Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal

• : Notes attached to refusals

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 erection of a building comprising 4 apartments, with associated car parking and access as shown in drawing number 10-J120-01 date stamped 29th March 2011 and drawing numbers 10-J120-10 Rev 1, 10-J120-11 Rev 1, 10-J120-12 Rev 1, 10-J120-13 Rev 1 dated 5th March 2012.

C 3. No development shall take place until samples of the facing and roofing material have been submitted to and approved by the Planning Authority; and thereafter the development must be carried out in accordance with the approved samples.

I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager/ Senior Planning Officer.

Decision Made : Permitted Date : 29 May 2012

Determining officer (delete as appropriate)

Signed : Anthony Holmes Senior Planning Officer

Signed : Michael Gallagher Director of Planning and Building Control

Signed : Sarah Corlett Senior Planning Officer

Signed : Jennifer Chance Development Control Manager