Loading document...
==== PAGE 1 ====
23/00325/B Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATION
Application No. : 23/00325/B Applicant : Mrs Fiona Sargent Proposal : Installation of window to rear gable of annex. Site Address : 7 Lancaster Road Douglas Isle Of Man IM2 5BB
Planning Officer: Mr Peiran Shen Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 09.05.2023 __
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. This application is considered to comply with General Policy 2, Environment Policy 35 of the Strategic Plan, Planning Policy Statement 1/01.
Plans/Drawings/Information;
This approval relates to the documents and drawing no. 23/04/01 which were received on 19th March 2023. __
Interested Person Status - Additional Persons
None __
Officer’s Report
1.0 THE SITE 1.1 The site is 7 Lancaster Road, Douglas, a mid-terrace dwelling located on the south of Lancaster Road.
==== PAGE 2 ====
23/00325/B Page 2 of 4
2.0 THE PROPOSAL 2.1 The proposed is the installation of a new casement window on the first floor of the rear elevation.
3.0 PLANNING HISTORY 3.1 Proposed double doors to existing window aperture to rear elevation was APPROVED under PA 22/01545/B.
4.0 PLANNING POLICY Site Specific 4.1 The site is within an area designated as Predominantly Residential in the Area Plan for the East.
4.2 The sits is within the Selbourne Drive Conservation Area.
Strategic Policy 4.3 The Isle of Man Strategic Plan 2016 contains the following policies that are considered materially relevant to the assessment of this current planning application: o Strategic Policy 3, 4(a) and 5 o General Policy 2 (b) (c) (g) (m) (n) o Environment Policy 35 o Community Policy 7 and 10
PPS and NPD 4.4 Planning Policy Statement 1/01 - Conservation of the Historic Environment of the Isle of Man is the only adopted PPS at the moment. It provides supplementary policy on developments within any conservation area.
5.0 OTHER MATERIAL CONSIDERATIONS Legislation 5.1 Section 18(4) of the Town and Country Planning Act (1999) states, "(4) Where any area is for the time being a conservation area, special attention shall be paid to the desirability of preserving or enhancing its character or appearance in the exercise, with respect to any buildings or other land in the area, of any powers under this Act". This sets out the approach to be taken in determining planning applications, which includes giving great weight to the asset's conservation when considering the impact of a proposed development on the asset. Given that the site is within a Conservation Area, the above requirements apply and appropriate consideration will be given in section 7.
Strategy and Guidance 5.2 The Residential Design Guide (July 2021) contains the following policies that are considered materially relevant to the assessment of this current planning application: o Chapter 5 Architectural Details
6.0 REPRESENTATIONS 6.1 Douglas Borough Council has not commented at the time of the report. (05.04.2023).
6.2 DoI Highway Services states there is no highway interest in this application (05.04.2023).
7.0 ASSESSMENT Conservation Areas Statutory Test 7.1 Before assessing elements of the proposal, as it is within a Conservation Area, a test should be applied to this proposal as mentioned in 5.1. This is whether the proposal would preserve or enhance the character of the Conservation Area.
==== PAGE 3 ====
23/00325/B Page 3 of 4
7.2 The new window fit in with the rear extensions and is symmetric to the neighbouring extensions. Therefore, it is considered to maintain the appearance of the building and the character of the area and therefore passes the test.
Elements of Assessment 7.3 The key considerations in the determination of the application are its impact on the house itself, on the character and appearance of the area and on neighbouring amenities.
Design of the House Itself 7.4 As mentioned in 7.2, it is considered that the proposal maintains the design of the house.
Character and Appearance 7.5 As mentioned in 7.2, the proposal maintains the character or appearance of the area. Therefore, the design is considered acceptable.
Neighbouring Amenities 7.6 The neighbouring window has the same outlook of the proposed window so it is considered that the additional overlooking impact is acceptable.
8.0 CONCLUSION 8.1 The proposal is considered to comply with General Policy 2, Environment Policy 35 of the Strategic Plan, Planning Policy Statement 1/01. Therefore, it is recommended for an approval.
9.0 INTEREST PERSON STATUS 9.1 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 which 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.
9.2 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.
9.3 The Department of Environment Food and Agriculture is responsible for the determination of planning applications. As a result, where officers within the Department make comments in a professional capacity they cannot be given Interested Person Status __
==== PAGE 4 ====
23/00325/B Page 4 of 4
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: 10.05.2023
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.
Copyright in submitted documents remains with their authors. Request removal