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Application No.: 10/00912/B Applicant: Heimdal Ltd Proposal: Alterations and extensions to rear elevation to integrate no 36 Athol Street with no's 38-42 Athol Street Site Address: 36 - 42 Athol Street Douglas Isle Of Man IM1 1JB Considerations Case Officer: Mr Ian Brooks Expected Decision Level: Senior Planning Officer Written Representations 44 Athol Street Douglas Isle Of Man IM1 1JB Objects to the proposal Reinwood Shore Road Port St Mary Isle Of Man Objects to the proposal Consultations Consultee: Douglas Corporation Notes: No objection Consultee: Highways Division Notes: Do not oppose Consultee: Drainage Services Manager Notes: No objection
THE SITE The application site represents the curtilage of 36 and 42 Athol Street. The application site is located within an area identified as being "Predominantly Office Use" in the Douglas Local Plan. The site is within the Athol Street Conservation Area.
THE PROPOSAL This application seeks permission to extend the rear of 38-42 Athol Street so as to allow the creation of 1st and 2nd floor connections to the existing rear outlet of No.36 Athol Street
21 December 2010 10/00912/B Page 1 of 4
Within the adopted Isle of Man Strategic Plan, the following policy is considered to be relevant to the assessment and determination of this application: General Policy 2, Environment Policy 35, Business Policy 7, Transport Policy 7
Business 7 states that "New office floor space should be located within town and village centres on land which is zoned for the purpose on the appropriate area plan; exceptionally, permission may be given for new office space
Environment Policy 35 states that "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."
Transport Policy 7 states that "The Department will require that all new development, parking provision must be in accordance with the Department's current standards.
The following previous planning applications are considered relevant in the assessment and determination of this application:
93/01451/B - Refurbishment and alterations - granted 27th April 1994
Douglas Corporation and the Highways Division of the Department of Infrastructure have not objected to the application.
Drainage Services of Douglas Borough Council have no objection in principle subject to the 2 drainage systems combine at the rear boundary.
The owners of No. 44 Athol Street and the adjoining office and garage to the rear of No. 42 Athol Street has objected to the application on the following grounds: 1) The application imposes windows to prevent Jessup from raising the height of their property in the future, 2) The applicant should replicate all existing party walls on a like for like basis when extending the height of their premises, 3) The drawing for the north west elevations (existing and proposed) are inaccurate. 4) The application provides for windows to be installed in a party wall, 5) The application does not clearly identify the boundaries of 44 Athol Street and Jessup property rear 42 Athol Street making the impact of the application difficult to assess, 6) The application does not provide for a smoking shelter for use by the occupiers of the building.
The main consideration in assessing this application is 1) compatibility with the Land use, 2) visual impact on the locality, 3) whether the development has sufficient parking and 4) whether the development will impact on any neighbouring properties. The following paragraphs deal with these issues in the above order, followed by consideration of other matters of detail.
The development is compatible with the area since the area is zoned as predominantly offices in the Douglas Local Plan. It is considered the principle of providing an extension for office use to be acceptable in this locality.
VISUAL IMPACT The proposed extension is considered to be appropriated for the site, and has been designed to be in keeping with the surrounding area. The properties that also form part of the terrace have had similar extensions to the rear elevation.
The proposed development does contain aspects such as the flat roof which is not considered to have a positive impact on the appearance of the property, but given the height of the proposed extension, the flat roof would not be visible from the service lane to the rear.
It is considered that the design of the building would not be appropriate if it were highly visible from the public thoroughfare, due to the flat roof aspect of the development. Given that the extension would be to the rear of the property and would be very similar to the existing extensions on neighbouring properties, it is considered that it would be in keeping within the rear street elevation.
Given that the application site is within the Athol Street/Victoria Street Conservation Area it is relevant to consider Environment Policy 35. It is considered that the character of the Athol Street frontage would be unaffected as the proposed development would be to the rear of the property. The main issues are the impact of the development on the Conservation Area. As previously mentioned, the Conservation Area extends to include St Georges Church and grounds.
To the rear of the application site is St Georges Walk, and existing lane which runs parallel to the rear of the row of terrace offices on Athol Street, to the other side of St Georges Walk is a stone wall which bounds the curtilage of St Georges Church and surrounding grounds. The boundary wall is lined with mature deciduous trees which in the summer would obscure views of the proposed extension with leaves and in the winter the proposed development would be screened by branches and trunks.
Due to the screening provided by the stone wall and the mature trees, it is considered that the proposed development would not have a harmful impact on the character of the surrounding area in general. It is considered that the appearance of the proposed development as viewed from Hope Street (to the top of St Georges Church) would not appear substantially different or appear overbearing, as it would be in keeping with the rear elevation of the application site would be closer to the boundary of the Church and grounds, the appearance would be in keeping with the other similar extensions to the rear of Athol Street and would not appear dominant within the terrace.
The car parking standards set out in Appendix 7 of the Isle of Man Strategic Plan 2007 requires 1 space for every 50 square metres of net floor space. The proposed extension is mainly providing circulation space between the buildings and will only provide an addition 55.39 square metres of net office space. This would equate to a need to provide an additional car parking space. The proposal already has parking within the rear yard. The application site is within 40 m of Prospect Hill and 130 m of Peel Road (when measured as a walking distance) with both of these roads serving as major bus routes into and out of Douglas. It is acknowledged that the site is situated within a town centre location, which can be considered to be sustainable location. The Highways Division do not oppose the application. The amount additional office that the proposal is so insignificant that the proposal would not result in any increased demand for car parking.
The notes suggested by consultees are not material planning considerations and for that reason are not attached to the report, as part of the recommendation. ,
It is recommended that planning permission be granted subject to conditions in the attached schedule.
The local authority are, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (c) and (d), considered "interested persons" and as such should be afforded party status.
The Highways Division of the Department of Transport is now part of the Department of Infrastructure of which the planning authority is part of. As such, the Highways Division cannot be afforded party status in this instance.
The owners of No.44 Athol Street are an adjoining landowner and as such should be afforded party status.
Recommendation
Recommended Decision: Permitted Date of Recommendation: 01.11.2010 Conditions and Notes for Approval / Reasons and Notes for Refusal
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
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 alterations and extension as shown in drawing number P02, P03, P04, P06 and P07/A date stamped 18th June 2010, P07 Rev - A date stamped 19th July 2010 and drawing number P05 Rev - A date stamped 21st December 2010.
C 3. No facing materials materials shall be used other than materials similar to those used on the existing building.
I confirm that this decision accords with the appropriate Government Circular delegating functions to the Senior Planning Officer.
Decision Made : Permitted Date : ..................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................
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