Planning Officer Report

Case Officer: Mr Jamie Leadbeater Photo Taken: 19.03.2012 Site Visit: 19.03.2012 Expected Decision Level: Officer Delegation

Officer's Report

The Application Site

1. The application site is the curtilage of a retail unit within a small parade of retail units on Glen Falcon Road, Douglas. The property on the site is single storey in height with a raised wall above the eaves height, disguising the roof beyond it. The front elevation is dominated by three large shop windows, two small windows and a door. The shop front is separated from the highway by a narrow pavement. The front of the property overlooks a Victorian communal garden on the opposite side of the highway.

The Proposal

1. The proposal seeks approval for an amendment to alterations to front elevation and roof approved in PA 11/01252/B.

1. The front elevation wall above the 'eaves level' of the building will be built-up to a single, horizontal height above premises 4 and 5 which will be cement rendered and painted, as opposed to the previous application approving a split level wall above the eaves level.

1. The proposed roof alterations will entail the removal of a multi-pitched roof with a flat roof.

Planning History

1. The application site has been the subject of one previous planning application that is considered specifically material to the assessment of this current planning application:

11/01252/B – Alterations and roofing works to premises 4-5 Glen Falcon Road, Douglas – Approved.

Planning Policy

1. The application site falls within an area designated for Predominantly Residential use in the Douglas (South Area) Local Plan 1998. There are no policies accompanying the local plan, which are considered specifically material to the assessment of the planning

Application No.:	12/00321/B
Applicant:	Mr Brian Aspden
Proposal:	Alterations to front elevation and roofing works to premises (Amendment to PA 11/01252/B)
Site Address:	4 / 5 Glen Falcon Road Douglas Isle Of Man IM2 3EY

application. The application site also falls within the later adopted Windsor Road Conservation Area that was adopted in 2003.

1. The Isle of Man Strategic Plan 2007 contains two policies that are 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".

Environment Policy 35 states:

"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."

Representations

1. Douglas Borough Council has no objection to the proposal.

Assessment

1. The proposed alterations to the front wall are not considered to be significantly different in scale and its design is more likely to enhance the appearance and character of the shop fronts than the proposed alterations approved for planning application 11/01252/B.
2. The proposed alterations to the roof design approved in previous application 11/01252/B will not be visible from the public highway and as such is not considered to have an adverse impact on the character of the conservation area or public amenity.
3. Overall, the proposal is not considered to adversely affect the character of the conservation, neighbouring properties or public visual amenity and as such complies with the provisions of General Policy 2 and Environment Policy 35 in the Isle of Man Strategic Plan 2007.

Recommendation

1. It is recommended that the planning application be approved.

Party Status

1. It is considered that the following parties that made representations to the planning application should be afforded interested party status:

The local authority, Douglas Borough Council are, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d), considered "interested persons" and as such should be afforded party status.

Recommendation

Recommended Decision: Permitted

Date of Recommendation: 11.04.2012

Conditions and Notes for Approval / Reasons and Notes for Refusal

C: Conditions for approval N: Notes attached to conditions R: Reasons for refusal O: Notes attached to refusals

C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.

C 2. This approval relates to the alterations of the front wall above the 'eaves level' and the installation of a flat roof, shown in drawing no. J/3771/2 and the Location Map, both received on 1 March 2012.

I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager/ Senior Planning Officer.

Decision Made: Permitted Date: 11-4-12

Determining officer (delete as appropriate)

Signed: _________________________ Anthony Holmes Senior Planning Officer

Signed: _________________________ Michael Gallagher Director of Planning and Building Control

Signed: _________________________ Sarah Corlett Senior Planning Officer

Signed: _________________________ Jennifer Chance Development Control Manager