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The application site comprises the No.70 and 72 Bucks Road. The unit currently used as retail/residential. The units are part of row of shops on the eastern side of Bucks Road. The site is zoned as predominantly residential within the Douglas Local Plan. The site is not within a Conservation Area but it does abut the Windsor Road Conservation Area, which to the rear of the property.
The application is seeking planning permission to erect a 3.8m x 5.6m rear extension to provide a store area to the No.72 Buck Road and a new access to the existing flat above the shop. The extension will be 5.2m in height to the flat roof. The application is also proposing to knock through the No’s.70 and 72 Buck Road to create a single retail unit on the ground floor.
Within the adopted Isle of Man Strategic Plan 2007, the following policies are considered to be relevant in the determination of this application: General Policy 2, Business Policy 9, Transport Policy 4
The following previous planning applications are considered relevant in the assessment and determination of this application:
70 Bucks Road 86/00929/C – Use of premises as a launderette – granted
87/00551/D – Erection of illuminated fascia box sign – consent granted 98/02059/B – Installation of new shopfront and creation of flat over - granted 99/01368/B – Installation of uPVC windows to replace existing to upper floors – granted
Highways Division of the Department of Transport have objected to the application on the grounds that the proposed application will remove any opportunity for off street parking.
Standard comments have been received from the Drainage Department of Douglas Corporation and the Isle of Man Fire and Rescue Service.
The application is proposing to knock through the internal walls into the adjacent shop unit to make one large retail unit. The unit is to be retained for retail purposes. The application does indicate there are to be external alterations to the shopfront but these works are to be subject of a future application.
The main part of the application is the proposed extension to the rear of the No.72 Bucks Road and will not be visible from the public highway of Bucks Road. It is considered the proposal will not adversely affect the visual amenities of the locality. The only concern with the application relates to the relocation of the access to the flat above the shop from the front to the rear. This does not create a satisfactory or safe access of the future/current occupiers of the apartment; however, there is no policy requiring flats over shops to be accessed from the front of the property. I therefore consider it would be unreasonable to refuse the application on those grounds only. The layout of the apartment is to be retained and is generally acceptable.
In respect of the comments from the Highways Division, the existing garage to No.72 is currently used as a storage area. The depth of the garage is approximately 3.6m, which is insufficient for vehicles to be parked within the garage. This proposal will not result in the loss of any parking. Any opportunity to provide parking would result in the partial demolition of the rear outrigger which would result in the loss of storage space. It is considered the proposal will not make the current situation any worse and a refusal on the grounds that it removes any opportunity for off street parking would not be sufficient grounds to refuse the application.
The notes suggested by consultees are not material planning considerations and for that reason are not attached to the report, as part of the recommendation.
It is recommended that that planning permission be granted subject to conditions.
The Department of Transport and the local authority are, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (c) and (d), considered "interested persons" and as such should be afforded party status.
Whilst the Isle of Man Fire and Rescue Service represents a statutory authority, the points raised in correspondence relate to Building Control matters and not planning and as such should not be afforded party status in this instance.
In summary, it is considered that the following parties, who submitted comments, accord with the requirements of Planning Circular 1/06 and are therefore, afforded interested party status:
Accordingly the following parties are not afforded interested party status: Isle of Man Fire and Rescue Service
Recommended Decision: Permitted
Date of Recommendation: 19.06.2008
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
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 alterations, erection of a rear extension and conversion of existing living accommodatio into an apartment as shown in drawing numbers 4170/SK2, 4170/P2, 4170/S1 and 4170/L1 date stamped 17th April 2008.
C 3. No facing material shall be used other than materials similar to those used on the existing building.
I confirm that this decision accords with Government Circular No 31/07 (Delegation of Functions to Senior Planning Officer)
Decision Made : Permitted Date : 20.10.2008
Signed : [Handwritten signature]
Mrs F Mullen Senior Planning Officer
19 June 2008
Mrs F Mullen Senior Planning Officer
19 June 2008
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