Officer Report

Application No.: 16/00622/B Applicant: Heron & Brearley Ltd Proposal: Demolition of existing conservatory and installation of windows and doors into existing apertures Site Address: Cat With No Tail Hailwood Court Douglas Isle Of Man IM2 7EA Case Officer : Miss Abigail Morgan Site Visit: 28.07.2016 Expected Decision Level: Officer Delegation

Officer’s Report

1.0 THE SITE - 1.1 The site represents the curtilage of "The Cat With No Tail" Public House, located on the corner of Johnny Wattersons Lane and Hailwood Avenue. To the northeast of the site there is a car park and various businesses in Hailwood Court. To the south of the site is Fuchsia Court. There are open fields to the east of Johnny Wattersons Lane.

2.0 PLANNING STATUS - 2.1 The site is located within an area identified as 'Predominantly Residential Use' by the Douglas Local Plan Order 1998. The site is not within a Conservation Area. - 2.2 The Isle of Man Strategic Plan 2016 contains one policy that is considered specifically material to the assessment of this current planning application. 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:

• (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''.

3.0 PLANNING HISTORY - 3.1 The most relevant planning application 96/01041/B sought permission for the erection of the conservatory. - 3.2 Planning application 98/01320/B sought permission for the installation of a new door to allow garden access and signage to the rear of the building. This application was the subject of a split decision with the signage being refused and the new garden access being permitted.

- 4.0 THE PROPOSAL

4.1 The application is for the demolition of the conservatory and installation of new windows and doors into the existing apertures. This will result in two windows and a patio door being visible. - 4.2 The proposed windows match the existing and the patio door matches the windows in colour and material (white upvc). - 4.3 Following the site visit the agent was asked to add render band to openings to match the existing. This was submitted. As there were no objections the amended plans were put on file and not recirculated.

5.0 REPRESENTATIONS - 5.1 Douglas Borough Council have raised no objection. 07.07.16. - 5.2 DOI Highways - no highways interest. 26.06.16.

6.0 ASSESSMENT - 6.1 The two main considerations in assessing this application are visual impact on the existing building and the surrounding area. - 6.2 In terms of visual impact, the proposed windows are considered to be of an acceptable design and detail and are not detrimental to the building or surrounding area. - 6.3 Therefore it is considered that the proposals complies with parts (b), (c) and (g) of General Policy 2

7.0 RECOMMENDATION - 7.1 It is recommended that this application be permitted.

8.0 PARTY STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, 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 , in this case, Department of Infrastructure Highway Services and (e) The local authority in whose district the land the subject of the application is situated.

Department of Environment, Food and Agriculture Fisheries are part of the same Department as is the planning authority and as such should not be afforded interested person status under the Order.

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: 17.08.2016 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 1615-CT-101 and 100 both date stamped received 31 May 2016 and drawing 1615-CT-200-A date stamped received 9 August 2016.

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: 17.08.2016 Determining officer

Signed : S CORLETT Sarah Corlett Senior Planning Officer

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