DEC Office Report

PLANNING OFFICER REPORT AND RECOMMENDATION

Application No.: 22/01201/B Applicant: Mr Jonathon Kermode Proposal: Installation of replacement disabled access front door with associated works Site Address: 70 - 72 Bucks Road Douglas Isle Of Man IM1 3AF Planning Officer: Mrs Vanessa Porter Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 13.02.2023

Conditions and Notes for Approval

C : Conditions for approval N : Notes attached to conditions 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 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.

This application has been recommended for approval for the following reason. The proposal complies with General Policy 2 of the Isle of Man Strategic Plan 2016 and in turn the Residential Design Guidance 2021.

Plans/Drawings/Information; This decision relates to the following plans and drawings, date stamped received on 28th September 2022;

• o Drawing No. 101
• o Drawing No. 100 Rev C _______________________________________________________________

Interested Person Status

Additional Persons None _____________________________________________________________________________ Officer’s Report THE APPLICATION SITE

1.1 The application site is within the curtilage of 70-72 Bucks Road, Douglas which is a three storey mid terraced property situated to the North East of Bucks Road. The ground floor level is retail with the first and second floor being residential. - 1.2 The proposed works are situated within No.70 Bucks Road specifically to the front elevation. THE PROPOSAL

2.1 The current planning application seeks approval for the enlargement of the existing doorway to 1.35m with the alteration of the existing windows and walling to the North, to enlarged windows. - 2.2 The detail within the application form states the works are to facilitate a disabled access in line with Building Control regulations. PLANNING HISTORY

3.1 The previous applications are not relevant in the assessment of this application. PLANNING POLICY - 4.1 The site lies within an area zoned as Predominantly Residential on the Area Plan for the East, Map 4 - Douglas. The property is not within a Conservation Area or a Flood Risk Zone.

4.2 Given the nature of the residential property and the land designation paragraph 8.12.1 and General Policy 2 from the Isle of Man Strategic Plan 2016 are most relevant to its assessment which set out the general standards towards acceptable development. REPRESENTATIONS - 5.1 The following representations can be found in full online, below is a short summery;

5.2 Highway Services have considered the proposal and state, "After reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and /or parking." (13.10.22)

5.3 Douglas Borough Council have considered the application and state they have no objections. (14.10.22) ASSESSMENT - 6.1 There is a general presumption in favour of extensions or alterations to existing properties as per Paragraph 8.12.1 of the Isle of Man Strategic Plan, where such works would not have an adverse impact on either adjacent property or the surrounding area in general. In the case of this application whilst the proposed works are situated to the front elevation due to the surrounding streetscene it is unlikely that the proposal will have an unacceptable visual impact on the overall appearance of the dwelling within the streetscene, as such the proposal is deemed acceptable. CONCLUSION - 7.1 The proposed works are deemed acceptable in terms of their form, mass and design and as such complies with General Policy 2. INTERESTED PERSON STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons:

• (a) the applicant (including an agent acting on their behalf);
• (b) any Government Department that has made written representations that the Department considers material;
• (c) the Highways Division of the Department of Infrastructure;

• (d) Manx National Heritage where it has made written representations that the Department considers material;
• (e) Manx Utilities where it has made written representations that the Department considers material;
• (f) the local authority in whose district the land the subject of the application is situated; and
• (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material. 8.2 The decision maker must determine:

• o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and
• o whether there are other persons to those listed above who should be given Interested Person Status

I can confirm that this decision has been made by a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status.

Decision Made : Permitted Date: 17.02.2023 Determining officer

Signed : C BALMER Chris Balmer Principal Planner

Customer note This copy of the officer report reflects the content of the file copy and has been produced in this form for the benefit of our online services/customers and archive records.