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16/00882/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 16/00882/B Applicant : Mrs Carolyn Susan Nicholson Proposal : Erection of a summer house Site Address : Victoria House Nursery Victoria Road Douglas Isle of Man IM2 4AJ
Case Officer : Mr Chris Balmer Photo Taken : 30.08.2016 Site Visit : 30.08.2016 Expected Decision Level : Officer Delegation
Officer’s Report
1.0 SITE 1.1 The application site is the curtilage of Victoria House Nursery, Victoria Road, Douglas. The site is accessed directly from Victoria Road and the building is a relatively large former dwelling with sizeable grounds all now used for the purposes of a children's nursery.
2.0 PLANNING POLICIES 2.1 In terms of local plan policy, the application site is within an area recognised as being within predominantly residential use under the Douglas Local Plan. The site is not within a Conservation Area.
2.2 Due to the zoning of the site and the proposed works the following policy is most relevant in the determination of the application:-
2.3 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; (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
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(n) is designed having due regard to best practice in reducing energy consumption."
3.0 PLANNING HISTORY 3.1 The following previous planning applications are considered relevant to the determination of this proposal:
3.2 11/01431/B - Erection of a timber shed to provide toilet facilities - APPROVED
3.3 04/02413/B - Proposed change of use from residential dwelling to day care nursery and formation of hardstanding/parking for ten cars - APPROVED. Condition 5 of the approval limits the use of the building to between 0800 and 1800 Monday to Friday excluding bank holidays.
3.4 06/00834/B - Conversion of existing double garage into new wet weather playroom - APPROVED
4.0 PROPOSAL 4.1 The application seeks approval for the erection of a summerhouse. It was noted when visiting the site that works on the summerhouse had commenced. The building is constructed in timber interlocking panels (log like appearance) and would have a dark coloured felt shingles roof finish. The summerhouse has a width of 7 metres, a depth of 4 metres and a roof ridge height of 2.7m.
4.2 Whilst visiting the site the reporting officer had discussions with the nursery owner - Mrs Nicholson, who advised the summerhouse, was proposed to be used as a room for up to eight children during wet weather conditions. The owner confirmed that the proposal would not increase the number of children who attend the nursery, but provide more flexi space, especially during wet weather.
5.0 REPRESENTATIONS 5.1 Highway Services and Douglas Borough Council do not object (18.08.2016 and 06.09.16).
6.0 ASSESSMENT 6.1 The key issues relate to the potential visual impact upon the street scene and potential impact upon neighbouring amenities.
Potential visual impact upon the street scene 6.2 The proposal located to the rear of the site, behind the main building and mature landscaping to the front and side boundaries of the site, will all ensure the appearance of the summerhouse would be very limited. Furthermore, the design, form, size and finish are considered to be appropriate within this site. Accordingly, it is considered the proposal would comply with General Policy 2 from this respect.
Potential impact upon neighbouring amenities 6.3 Visiting the site, it was noted that the rear boundary of the site consist of approximately 5 metre high Leylandii mature hedgerow and therefore the summerhouse would be totally screened from the residential properties to the north of the site. Furthermore, the scale, height and design of the summerhouse and distance to neighbouring properties would ensure the impact of the proposal would have little or no impact upon neighbouring amenities, even if the hedgerow were to be removed in the future.
6.4 In terms of its use and the potential for additional noise disturbances to neighbouring properties, created by the children, it is considered the use within the building is unlikely to cause significant increase over the current noise generate by children, especially when playing outside in the rear garden. No objections have been received from any local residents in relation to the
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proposal. Accordingly, it is considered the proposal would comply with General Policy 2 from this respect.
7.0 RECOMMENDATION 7.1 Overall, it is considered the proposal would comply with the relevant policies of the Isle of Man Strategic Plan therefore it is recommended that the application be approved.
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 Division of the Department; and (e) The local authority in whose district the land the subject of the application is situated.
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: 05.09.2016
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 reference numbers 1, 2 and 3 all received on 28th July 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.
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16/00882/B
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Decision Made : Permitted
Date: 06.09.2016
Determining officer
Signed : S CORLETT Sarah Corlett
Senior Planning Officer
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