Planning Officer Report

Case Officer: Miss Laura Davy Photo Taken: Site Visit: Expected Decision Level: Officer Delegation

Officer's Report

Introduction

1. This application seeks permission for the alterations and roofing works of a shop which is situated in a predominantly residential area. The proposal is considered to be acceptable and in accordance with the relevant policies of the Isle of Man Strategic Plan.

The Site

1. The application site is the curtilage of 4/5 Glen Falcon Road, Douglas which is a single storey building currently used as a shop with basement accommodation. The building is situated to the western side of Glen Falcon Road.

The Proposal

1. The application seeks approval for the alterations and roofing works. These alterations and roofing works include alterations to the front of the property. When viewing the property from the highway, the property would have a flat roof. The proposal does retain some of the detailing which is on the façade of the building.

1. Also proposed is the installation of replacement windows in the front elevation. The replacement windows would be much larger than the existing windows and would involve removing the single door which is adjacent to the existing windows.

Planning History

1. There are no recent planning applications for this property.

Development Plan Policies

1. The application site is in a "Predominantly Residential Area" identified on the Douglas Local Plan 1998. It is also in the Windsor Road Conservation Area. It is appropriate to consider Environment Policy 35 of the Isle of Man Strategic Plan (20th June 2007).

1. Environment Policy 35

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.

Consultations

1. Douglas Corporation has no objection.

1. Highways Division has not commented

Application No.:	11/01252/B
Applicant:	Mr Brian Aspden
Proposal:	Alterations and roofing works to premises
Site Address:	4/5 Glen Falcon Road
	Douglas
	Isle Of Man
	IM2 3EY

Assessment

1. The existing roofs are in very poor condition and are prone to leaking. The proposed development would overcome this. The key issues to consider are 1) Impact to character and appearance of the Conservation Area 2) Impact to amenities of local residents.

Impact To Character And Appearance Of Conservation Area

1. The proposed development is considered to be a minor alteration to the existing property. The existing shop frontage has a flat roof appearance from the front which steps down along the shop front.

1. The proposed development would retain the detailing on the façade of the building which contributes to the character and appearance of the property.

1. It is considered that the proposed alterations would not unduly harm the character and appearance of the property or the Conservation Area in general.

Impact To Amenities Of Local Residents

1. The proposed alterations to the property are considered to be minor. It is judged that they would not adversely affect the amenities of local residents.

1. For the above reasons the application is considered to be acceptable and is recommended for approval.

Party Status

1. The local authority, Douglas Corporation is, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d), considered an "interested person" and as such should be afforded party status.

Recommendation

Recommended Decision: Permitted

Date of Recommendation: 17.11.2011

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Conditions and Notes for Approval / Reasons and Notes for Refusal

C: Conditions for approval N: Notes attached to conditions R: Reasons for refusal O: Notes attached to refusals

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 the alterations and roofing works as shown in drawings Location Plan, Site Plan A J/3771/1 and J/3771/2 received 8th September 2011, and S 21st October 2011

I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager.

Decision Made: Permitted Date: 21 November 2011

Signed: Michael Gallagher Director of Planning and Building Control

OR

Signed: Jannice Jennifer Chance Development Control Manager