Addendum to Officer Report

Addendum to the Case Officers Report

1. This addendum must be read in conjunction with the Case Officers report.

1. The Isle of Man Strategic Plan was approved by Tynwald on 11th July 2007, and that it came into operation on 1st August 2007. The planning application was determined post approval of the Isle of Man Strategic Plan on the 3rd August 2007.

1. Since the Isle of Man Strategic Plan has been adopted, the appeal must be determined against the adopted policies of the Plan.

1. Whilst the Isle of Man Strategic Plan contains policies identifying general planning considerations that are applicable to the assessment of a planning application it is considered that the following policies are also relevant to the assessment of this current appeal.

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. Transport Policy 4 states that “The new and existing highways which serve any new development must be designed so as to be capable of accommodating the vehicle and pedestrian journeys generated by that development in a safe and appropriate manner, and in accordance with the environmental objectives of this plan.”

1. Transport Policy 7 states that “The Department will require that in all new development, parking provision must be in accordance with the Department’s current standards.”

1. The Planning Authority will expand on the above policies in oral evidence.

1. The occupier of No.8 Oxford Street has objected to the garage as no other house has a garage and it would destroy the Victorian “look” of Oxford Street. It should be noted that Oxford Street is not within a Conservation Area and the building is not registered. The officer’s report assesses the impact of the proposal on in the context of the existing appearance and it is considered the proposal does not adversely affect the visual amenities of the streetscene.

1. In terms of the comments related to highway safety concerns from the proposed use of the forecourt to the dwelling. The provision of a forecourt was part of a previous proposal which was granted planning permission (07/00205/B) on 15th May 2007. Even if this application were refused, it would not change the fact that a forecourt can be created under a separate planning permission. Furthermore, the Highways Division of the Department of Transport have not objected to the application. It is the opinion of the planning authority that the proposal will not be prejudicial to highway safety.

Planning History

1. PA 07/00205/B - Demolition of existing annex and erection of one mews dwelling with parking – granted 15th May 2007.

1. PA 06/00701/B - Demolition of annex facing onto Oxford Street and construction of two mews houses with integral garages (Refused at Appeal) and conversion of existing shop to living accommodation on main dwelling (Approved at Appeal) – Split Decision at Appeal

1. PA 05/00166/A - Approval in Principle for the demolition of existing shop and flat and erect four apartments with on site parking (Re submission to PA 04/02456) – refused at appeal.

1. PA 04/02456/A – Approval in principle for the demolition of existing shop and flat and construction of six apartments with associated parking– refused.

This statement has been prepared by Mr Ian Brooks BA(Hons) DipTP MRTPI, Planning Officer on behalf of the Planning Authority.

Date: 24/9/07