119532

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PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 20/00235/B Applicant : John David Holmes Proposal : Alterations to entrance along Rosemount elevation to provide ramp access and bin store (retrospective) - in association with Registered Building Application 20/00236/CON Site Address : Trinity Church Rosemount Douglas Isle Of Man IM1 3EY

Planning Officer: Mr Peiran Shen Photo Taken : 26.03.2020 Site Visit : 26.03.2020 Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 15.07.2020 __

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. This application is considered to comply with General Policy 2 and Environment Policy 35 of the Strategic Plan.

Plans/Drawings/Information; This approval relates to the submitted documents, commentary, photos, drawing no.10-01 and 10-02 date-stamped as having been received on 26th February 2020.

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Interested Person Status - Additional Persons

It is recommended that the following should be given Interested Person Status as they are considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings and are not mentioned in Article 4(2):

The Trinity Playgroup, Trinity Church, Rosemount, Douglas, IM1 3EY

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as they satisfy all of the requirements of paragraph 2 of the Department's Operational Policy on Interested Person Status. __

Officer’s Report

1.0 THE SITE 1.1 The application site is the Trinity Methodist Church, Bucks Road, Douglas.

1.2 On the north elevation, there are two red wooden doors. One is the side entrance to the church and the other one is the main entrance to the Sunday school, which is at the rear of the church. The two doors are separated by a fence. The fence has a stone base and wrought iron top. In the middle of the fence, there is a cast-iron lantern stand. This fence is connected with the fence around the boundary of the site. There is a wrought iron gate on the fence matching each entrance door.

2.0 THE PROPOSAL 2.1 The proposed work are the demolition of existing fences and gate near the two entrance doors, erection of a ramp connecting the pavement to the two entrance doors, and the restoration of fences and gate on the boundary of the site as well as the cast iron lantern stand. The proposal also includes installation of a handrail on the right side of the main entrance door of the Sunday school and the erection of a timber bin storage.

2.2 The demolition, the erection of a ramp, and the erection of bin storage are all retrospective elements in the application.

3.0 PLANNING HISTORY 3.1 There is no previous application considered materially relevant to this application.

4.0 PLANNING POLICY 4.1 In terms of local policy, the site lies within an area designated as Area of Buildings for Civic, Cultural and Other Special Use (Worship) in the Douglas Local Plan 1998. The site is within the Woodbourne Road Conservation Area.

4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2016 contains the following policies that are considered materially relevant to the assessment of this current planning application:

4.3 General Policy 2: "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: (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".

4.4 Environment 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."

5.0 REPRESENTATION 5.1 Douglas Borough Council has no objection on this application (18/03/2020).

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5.2 DoI Highway Services do not oppose this application (19/03/2020).

5.3 IOM Fire commented there is no fire safety concern in this application (25/06/2020).

5.4 Nursery Manager of Trinity Playgrounp working within the site commend in support of the application (10/03/2020). The comment states that the ramp will benefit parm and wheelchair user and the bin storage makes waste disposal much easier for the staff.

6.0 ASSESSMENT 6.1 The main concerns for this application are its impact on the character and landscape of the Conservation Area.

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. EP35 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.

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 side entrance (what's being proposed) also has steps. In addition, the only entrance to the Sunday school has steps.

6.4 The ramp is of modest design and size 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. The restoration of the fence and gate will assist in reducing the lenght of the gap and therefore preserve the original appearance of the wall and railings. The addition of handrail and bin storage although modern, are small features and are removable and as such do not have a large impact on the overall appearance of the church. Accordingly, it is considered to preserve the Conservation Area and comply with Environmental Policy 35.

7.0 CONCLUSION 7.1 The proposal is considered to comply with General Policy 2 and Environment Policy 35 of the Strategic Plan. Therefore, it is recommended for an approval.

8.0 INTEREST 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 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.

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

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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 the Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted Date : 30.07.2020

Determining officer

Signed : S BUTLER

Stephen Butler

Head of Development Management

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