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20/00032/B Page 1 of 3
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 20/00032/B Applicant : Broadway Baptist Church Proposal : Creation of an access ramp Site Address : Baptist Church Broadway Douglas Isle Of Man IM2 4EW
Principal Planner: Mr Chris Balmer Photo Taken : 05.02.2020 Site Visit : 05.02.2020 Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 18.02.2020 __
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. Overall, it is concluded that the planning application has no impact upon private or public amenities and preserve the Conservation Area is in accordance with General Policy 2 and Environment Policy 35 of the Isle of Man Strategic Plan 2016.
Plans/Drawings/Information;
This approval relates to the submitted documents and drawings reference numbers S1, S2 PA2B and PA3C all received on 14th January 2020. __
Interested Person Status - Additional Persons
None __
Officer’s Report
1.0 THE SITE 1.1 The site is the curtilage of the Baptist Church, Broadway, Douglas which is two storey traditional church building, which forms part of a terrace, located to the north-eastern side of
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Broadway. The building is very decorative which includes sandstone, stain glass leaded panelled windows of various sizes and styles with decretive detailing around each window and doors.
2.0 THE PROPOSAL 2.1 The application seeks approval for the installation of an access ramp to the front elevation (south west) of the building which fronts onto Broadway. No part of the ramp extends onto the adjacent public highway and is full contained within the applicant's ownership, albeit the levels of the ramp tie in with the adjacent public footpath.
3.0 PLANNING STATUS AND POLICY 3.1 In terms of local plan policy, the application site is in area designated as Predominantly Residential Use under the Douglas Local Plan Order 1998. The application site is within a Conservation Area.
3.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2016 contains two policies that are considered specifically relevant to the assessment of this current planning application:
3.4 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; (g) does not affect adversely the amenity of local residents or the character of the locality;
3.5 Environmental 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."
4.0 PLANNING HISTORY 4.1 This property has been the subject of a number of previous applications; however, none are considered relevant in the determination of this application.
5.0 REPRESENTATIONS 5.1 Douglas Borough Council indicates that they do not oppose the application (31.01.2020).
6.0 ASSESSMENT 6.1 The main issue to be considered in the assessment of this application is the impact of the proposed development upon the character and appearance of the Conservation Area and the individual property.
6.2 The Department has a duty to determine whether such proposals are in keeping with not only the individual building, but the special character and quality of the area as a whole. With this in mind it is very relevant to consider Environment Policy 35 of the Isle of Man Strategic Plan (adopted June 2016). This policy indicates that development within Conservation Areas will only be permitted if they 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.
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6.3 The ramp is proposed to increase accessibility into the building for all visitors as currently the main access is via the main stepped entrance and the second entrance (which is proposed to altered) has steps also.
6.4 The ramp is of a modest design and size in relation to the existing building and its appearance would still preserve the Conservation Area and would not have a detrimental visual impact upon the area to warrant a refusal. Accordingly, it is considered to preserve the Conservation Area and comply with Environmental Policy 35.
7.0 RECOMMENDATION 7.1 Overall, it is concluded that the planning application has no impact upon private or public amenties and preserve the Conservation Area is in accordance with General Policy 2 and Environment Policy 35 of the Isle of Man Strategic Plan 2016.
8.0 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
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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.
Decision Made : Permitted
Date: 26.02.2020
Determining officer
Signed : S CORLETT Sarah Corlett
Principal Planner
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