Planning Officer Report

Planning Officer Report And Recommendations {{table:328407}}

Officer's Report

The Application Site

1. The application site comprises the rear yard of a building located on Mount Havelock in Douglas. The site is accessed via the back lane running off Mona Street.

The Proposal

1. The proposal comprises the replacement of an existing lean to roof structure with a conservatory type structure to form an enclosure, together with the installation of steps and a canopy.

Planning History

1. Whilst the application site has been the subject of previous planning applications it is considered that none of these is specifically material to the assessment of this current planning application.

Planning Policy

1. In terms of land use designation the application site is located within a wider area of land that is designated as Predominantly Offices use under the Isle of Man Planning Scheme (Douglas Local Plan) Order 1998.

1. In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains one policy that is considered specifically material to the assessment of this current planning application. General Policy 2 states:

"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."

1. Environment Policy 35 states:

"Within Conservation Areas, the Department will permit only development which would preserve or enhance the character or appearance of the Area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development."

REPRESENTATIONS

1. Douglas Borough Council has no objection to the planning application.
2. The Department of Infrastructure Highways Division does not oppose the planning application.

ASSESSMENT

1. The development proposed by the planning application basically replaces and modestly increases the size and type of canopy on the rear of the building. The scale of development is relatively minor and its impact is also limited by the location at the rear of the building. The proposal does not unduly affect public amenity, private amenity or highway safety. Given its scale and location the character and appearance of the Conservation Area is appropriately preserved.

RECOMMENDATION

1. It is recommended that the planning application be approved.

PARTY STATUS

1. It is considered that the following parties that made representations to the planning application should be afforded interested party status:

Douglas Borough Council.

1. It is considered that the following parties that made representations to the planning application should not be afforded interested party status:

The Department of Infrastructure Highways Division.

Recommendation

Recommended Decision: Permitted

Date of Recommendation: 11.06.2012

Conditions and Notes for Approval / Reasons and Notes for Refusal

C: Conditions for approval N: Notes attached to conditions R: Reasons for refusal O: 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 approval relates to drawing no.s P-01 rev. A and P-02 rev. A date stamped the 4th May 2012.

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: 12.6.12

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