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15/01325/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 15/01325/B Applicant : Mr & Mrs Michael Batey Proposal : Erection of a utility room extension to replace existing rear elevation workshop Site Address : 10 Somerset Road Douglas Isle Of Man IM2 5AD
Case Officer : Mr Chris Balmer Photo Taken :
Site Visit : 04.01.2016 Expected Decision Level : Officer Delegation
Officer’s Report
1.0 THE APPLICATION SITE 1.1 The application site is 10 Somerset Road, Douglas, which is a traditional two storey mid terraced property located on the south-eastern side of Somerset Road and northeast of Albany Road.
2.0 THE PROPOSAL 2.1 The planning application seeks approval for the erection of a utility room extension to replace existing rear elevation workshop. The proposal would have a width of 2.4 metres, a depth of 3.6 metres, and a height of 2.6 metres.
3.0 PLANNING HISTORY 3.1 The following previous planning application is considered relevant to the determination of this proposal:
3.2 Installation of replacement uPVC windows to front and rear elevations - 02/02216/B - APPROVED
3.3 Replacement white timber sliding sash windows with integral arched heads to front elevation. Replacement white PVC casement windows to rear elevation - 03/00787/B - APPROVED
4.0 PLANNING POLICY 4.1 The application site is within an area zoned as 'Predominantly Residential' in the Douglas Area Plan. The site is within a Conservation Area.
4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contain one policy that is specifically material to the assessment of this current planning application:
4.3 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; (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses; (e) does not affect adversely public views of the sea;
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15/01325/B
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(f) incorporates where possible existing topography and landscape features, particularly trees and sod banks; (g) does not affect adversely the amenity of local residents or the character of the locality; (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space; (i) does not have an unacceptable effect on road safety or traffic flows on the local highways; (j) can be provided with all necessary services; (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan; (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding; (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and (n) is designed having due regard to best practice in reducing energy consumption."
4.4 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."
5.0 REPRESENTATIONS 5.1 Highways Services, in an email dated 09.12.2015, do not oppose the application.
5.2 Douglas Corporation have no objection (received on 31.12.2015).
6.0 ASSESSMENT 6.1 The main considerations are the potential visual impact of the proposal upon the property and street scene; and the potential impacts upon neighbouring amenities.
POTENTIAL VISUAL IMPACT OF THE PROPOSAL UPON THE PROPERTY AND STREET SCENE 6.2 The proposed extension to the rear of the property would not be apparent from the rear access lane as it would be located behind the existing boundary walls. Accordingly, the works would have little or no impact upon the character and quality of the Conservation Area and comply with Environment Poicy 35 and General Policy 2.
POTENTIAL IMPACTS UPON NEIGHBOURING AMENITIES 6.3 Given the size, position, height and the existing boundary walls height surrounding the proposal, it is considered the proposal would have no significant impact upon neighbouring amenities to warrant a refusal and therefore comply with General Policy 2.
7.0 RECOMMENDATION 7.1 For these reasons the proposal is considered to comply with the relevant polices of the Strategic Plan and the Ramsey Local Plan and therefore recommended for an approval.
8.0 PARTY STATUS 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 as modified by the Transfer of Planning and Building Control Functions Order 2015, the following persons are automatically interested persons: (a) The applicant, or if there is one, the applicant's agent; (b) The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested; (c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material; (d) The Highways Services of the Department of Infrastructure; and (e) The local authority in whose district the land the subject of the application is situated.
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15/01325/B
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With effect from 1 June 2015, the Transfer of Planning & Building Control Functions Order 2015 amends the Town and Country Planning Act 1999 to give effect to the meaning of the word 'Department' to be the Department of Environment, Food and Agriculture unless otherwise directed by that Order.
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 06.01.2016
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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
This approval relates to drawings JTM-070-P-00, JTM-070-P-01 and JTM-070-P-02 all received on 7th December, 2015.
I can confirm that this decision has been made by a Senior Planning Officer in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Decision Made : Permitted
Date: 06.01.2016
Determining officer
Signed : S CORLETT Sarah Corlett
Senior Planning Officer
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