POR Planning Officer Report

Planning Officer Report And Recommendations {{table:379139}}

Officer's Report

1.0 THE APPLICATION SITE 1.1 The application site comprises the residential curtilages of two adjoining terraced properties located on Grosvenor Road in Douglas 2.0 THE PROPOSAL 2.1 The planning application proposes the rendering of the chimney stack shared between the two properties within the application site. 2.2 The works are understood to be proposed to address water penetration issues within the properties that are causing damp issues. 3.0 PLANNING HISTORY

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

4.0 PLANNING POLICY

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

4.2 The application site is located within a Conservation Area.

4.3 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; (1) 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."

4.4 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." 5.0 REPRESENTATIONS 5.1 To date no representations have been received. 6.0 ASSESSMENT 6.1 The level of development proposed by the planning application is relatively minor; the key considerations are the impact on public amenity and the impact on the Conservation Area. In terms of those it is considered that the extent of development means the impact on the street scene, and therefore public amenity, is low and acceptable. The character and appearance of the Conservation Area is not specifically defined by the appearance of the chimney stacks in this location. As such, it is considered that the proposed development does not unacceptably harm the character and appearance of the Conservation Area. 6.2 The proposal is not considered to affect any other obvious material planning consideration. 7.0 RECOMMENDATION 7.1 It is recommended that the planning application be approved.

Recommendation

Recommended Decision: Permitted Date of Recommendation: 22.05.2013 Conditions and Notes for Approval / Reasons and Notes for Refusal C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal 0 : 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 the location plan date stamped the 17th April 2013.

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: ............................................... 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