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16/01121/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 16/01121/B Applicant : Department Of Infrastructure Proposal : Installation of back up generator hut Site Address : Generator Hub Red Pier Douglas Isle of Man
Case Officer : Miss Abigail Morgan Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Officer’s Report
1.0 APPLICATION SITE
1.1 The application site is a small parcel of land along The King Edward Pier within the Sea Terminal area where the lorries maneover for loading and off loading the ferries. It adjacent to an existing building.
2.0 THE PROPOSAL
2.1 The application is for the erection of new building to house a back up generator for the linkspan and flapgate in event of an emergency.
2.2 The building is apx 5m x 7.7m 3.3 to eaves and 4.7m to pitch. It is to be attached to an existing building. The proposed materials are brindle brick with tiles to match the existing.
3.0 PLANNING HISTORY
3.1 The site is part of Douglas Harbour as such there have been many planning aplications for the harbour and associated activities. None are considered directly relevant to the determination of this application, although it does set the context for the required development.
4.0 PLANNING POLICY
4.1 The site is within an area designated as Harbour Related Use under the Douglas Local Plan of 1998. Policy D/I/P5 is considered to be the most relevant. This seeks to ensure that only those uses suited to harbour or quayside activities should remain in the town centre.
4.2 Under the Strategic Plan 2016, there are two policies that are considered relevant to this application;
4.3 Environment Policy 42: New development in existing settlements must be designed to take account of the particular character and identity, in terms of buildings and landscape features of the immediate locality. Inappropriate backland development, and the removal of open or green spaces which contribute to the visual amenity and sense of place of a particular area will not be permitted. Those open or green spaces which are to be preserved will be identified in Area Plans.
4.4. General Policy 2: 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:
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16/01121/B
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(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;
5.0 REPRESENTATIONS
5.1 Douglas Borough Council have no objection to the application. 31.10.16
5.2 DOI Highways - no highways implications. 01.11.16
6.0 ASSESSMENT
6.1 The key issue in determining the application is the visual impact of the proposal on the character and appearance of the existing area.
6.2 The building is not particularly prominent and is sited within the sea terminal lorry park/loading area. What is proposed is a modest extension to an existing building which has been designed to complement the existing building and is not considered to materially affect or harm the appearance of the area.
6.3 As a result, it is concluded that the planning application does not conflict with General Policy 2 (b), (c) or (g) of the Isle of Man Strategic Plan 2007.
7.0 RECOMMENDATION
7.1 As such the application is recommended for approval.
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.
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: 09.12.2016
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16/01121/B
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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 100 and 101 RevB both date stamped received 27 September 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: 13.12.2016
Determining officer
Signed : C BALMER
Chris Balmer
Senior Planning Officer
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