Alterations, erection of a two storey extension to rear elevation and creation of a parking area and access
Site Address:
92 Bucks Road Douglas Isle Of Man IM1 3AG
Case Officer:
Mr Edward Baker
Photo Taken:
Site Visit:
17.06.2014
Expected Decision Level:
Officer Delegation
The Application Site
The application site is No. 92 Bucks Road, Douglas. No. 92 is the end property of a line of six properties forming the part of the commercial frontage to the east side of Bucks Road. It has four storeys including rooms in the roof and is of a traditional Victorian design. There is a narrow alley just to the north which provides rear access to the properties to the north, which continue the frontage to Bucks Road to this side of the road. At the rear the properties enjoy rear vehicular access. The ground floor is used as a shop with residential accommodation above.
The Proposal
The application seeks planning approval for the following works:
Two storey flat roofed extension including garage at ground floor;
Two new roof lights at the front;
New roof light at the rear; and
White UPVC shop front.
Planning History
The following planning history is relevant:
05/01751/B - approval granted for internal alterations, amendments and refurbishment to shop front, demolition of rear annex, installation of external steel access stairs, creation of doorway in existing window to rear elevation, removal of existing perspex yard cover and erection of a block and render wall with entrance to rear elevation.
85/00018/C - approval granted for use of part of premises for the sale of hot foods, Grocer's Shop.
Planning Policy
The Douglas Local Plan 1998 identifies the area as predominantly residential.
General Policy 2 of the Isle of Man Strategic Plan 2007 is relevant:
'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.'
REPRESENTATIONS
Douglas Borough Council - no objection.
Highways Service - no objection.
ASSESSMENT
The main part of the proposal is the two storey rear extension which will provide additional floor space for the shop. This would support the business occupying the shop and the economy and is welcomed in principle.
The rear extension would have a flat roof and be finished in render to match the existing building. It is not an especially attractive design, however, the rear of the adjacent properties on Bucks Road have a variety and muddle of rear extensions and outcrops of different shapes and sizes. In this context, it is considered that the proposed extension would not be out of keeping. It would not have any harm impacts on neighbouring amenity in terms of loss of light or overbearing.
The new roof lights would unlikely be very noticeable and are considered acceptable.
There is already parking at the back of the premises and it will simply be a case that garage space is provided instead.
RECOMMENDATION
It is recommended that the application is approved.
Party Status
The following parties should be afforded interested person status:
The local authority, Douglas Borough Council is, by virtue of the Town and Country Planning (Development Procedure) Order 2013, paragraph 6 (4) (e), considered "interested persons" and as such should be afforded party status.
The Highways Service is granted interested party status under the Town and Country Planning (Development Procedure) Order 2013 paragraph 6 (4) d.
Recommendation
Recommended Decision: Permitted
Date of Recommendation: 03.07.2014
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 approved shall be begun before the expiration of four years from the date of this decision notice.
Reason: To comply with article 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
This approval relates to Drawing Numbers B/226/1 (existing) and B/226/2(B) (proposed) received on 22 May 2014.
I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control /Head of Development Management/ Senior Planning Officer.
Decision Made : Permitted Date: 4/7/14
Determining officer (delete as appropriate)
Signed : ... Chris Balmer Senior Planning Officer
Signed: ... Michael Gallagher Director of Planning and Building Control
Signed: ... Sarah Corlett Senior Planning Officer
Signed: ... Jennifer Chance Head of Development Management
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