Officer Planning Report

Planning Report And Recommendations {{table:443201}} ### Considerations {{table:443198}} ### Written Representations ### Consultations {{table:443199}} {{table:443200}}

Officer's Report

Planning Status And Relevant Policies

Within the adopted Isle of Man Strategic Plan 2007, the following policies are considered to be relevant in the determination of this application: Strategic Policy 12, General Policy 2

Strategic Policy 12 states that "Favourable consideration will be generally be given to proposals for improving the quality and condition of the existing housing stock and for the creation of flats by conversion of redundant boarding houses, and vacant or underused space above commercial premises subject to compliance with detailed standards (see section 8.13)."

Assessment

The proposed extension works to the rear of to the property will not be readily visible from a public thoroughfare, apart from the proposed sloping roof.

The proposed replacement will replicate the same method of openings as the existing windows. It is considered the replacement windows will not adversely affect the visual amenities of the street scene.

The proposal also involves converting the second and third floors of the public house, which contains bedrooms, into flats. The second floor apartment has a reasonable outlook from the apartment. In respect of the third floor apartment, the kitchenette and lounge is primarily served by rooflights; however, there is a window in the side elevation which will provide essential light and views from the

apartment. The same is true for one of the bedrooms which use a window on the east facing elevation of the property. However, the remain bedroom is primarily served by a rooflight as the gable window faces onto a building which is set approximately 3m away.

On balance, it is considered the residential environment of the apartments is acceptable.

The proposed awning to the side of the building is now excessively large or projects out too much. It is considered the awning would not adversely affect the visual amenities of the streetscene.

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

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

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

Recommendation Recommended Decision: Permitted Date of Recommendation: 23.06.2010 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 permission relates to the alterations, installation of replacement windows and conversion of second and third floors into two self contained apartments as shown in drawing numbers HLK/10/0089/1, HLK/10/0089/2, HLK/10/0089/3, HLK/10/0089/4, HLK/10/0089/5, HLK/10/0089/6 and photographs date stamped 24th March 2010.

C 3.

No facing and roofing materials shall be used other than materials similar to those used on the existing building.

23 June 2010

10/00424/B

I confirm that this decision accords with the appropriate Government Circular delegating functions to the Senior Planning Officer. Decision Made: Permitted Date: ...... 12-17-10 Signed: ...... Senior Planning Officer