Alterations and erection of an extension to provide a stairwell
Site Address:
14 Peel Road Douglas Isle Of Man IM1 4LR
Case Officer:
Mr Jamie Leadbeater
Photo Taken:
12.04.2012
Site Visit:
12.04.2012
Expected Decision Level:
Officer Delegation
The Application Site
The application site is the curtilage of a three storey Victorian terrace property that has further floor space in the roof on Peel Road in Douglas. The front elevation is set back from the highway by approximately 5 metres and has a distinctive bay window on the ground floor and two dormer windows in the pitched roof. Two sliding sash windows are present on both the first and second floor levels with the walls smooth rendered and painted cream.
The rear elevation of the property overlooks the back-land to developments on nearby Hope Street. A small yard area is contained within the curtilage of the property at the rear of the property. Annex buildings are attached to the rear of adjacent properties either side of application property, which extends up to first floor level of one side and second floor level on the other.
The Proposal
Proposed is the erection of a three storey stairwell with a flat roof to the rear elevation of the property in the existing rear yard area. The purpose of the application is to renew permission for the stairwell scheme approved in previous application 05/92130/B.
The stairwell will extend 4.8 metres outwards from the existing rear elevation and built up to the existing 'eaves level'. It will be finished in smooth render and incorporate two windows on its north-facing elevation.
Planning History
The application site has been the subject of a number of previous planning applications, one of which is considered specifically material to the assessment of this current planning application:
05/92130/B - Erection of a three storey extension for the creation of a staircase to rear of offices – Approved.
Planning Policy
The application site falls within a parcel of land designated for Predominantly Office use in the Douglas (Central Area) Local Plan 1998. There are no policies that accompanies the local plan, which are considered specifically material to the assessment of the planning application.
The Isle of Man Strategic Plan 2007 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".
Paragraph 8.12.1 of the Isle of Man Strategic Plan 2007 states "As a general policy, in built up areas not controlled by Conservation Area or Registered Building policies, there will be a general presumption in favour of extensions to existing property where such extensions would not have an adverse impact on either adjacent property or the surrounding area in general".
Representations
Douglas Borough Council has no objection to the proposal.
The Highways Division recommends the proposal is approved as it has no adverse traffic management, parking or road safety implications.
Assessment
The proposed design, siting and scale are no different to the proposal approved in previous planning application 05/92130/B. It is not considered that the surrounding area has changed significantly to warrant any different considerations that were raised in the assessment of the previous application. Whilst the previous application was not assessed against the current adopted policies in the Strategic Plan; it is not considered the proposal will have an adverse impact on the private amenity of neighbouring properties, public amenity or the character of the building as it will not be readily visible from Peel Road and only partially visible from certain points on Hope Street. The principle of the proposal is considered to be acceptable given the fact each adjoining property has extensions attached to the rear elevation, one of which will be closer to the Hope Street highway. As such, the proposal complies with the provisions of General Policy 2 in the Isle of Man Strategic Plan 2007.
Recommendation
It is recommended that the planning application be approved.
Party Status
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.
It is considered that the following parties that made representations to the planning application should not be afforded interested party status:
The Department of Transport Highways and Traffic Division is now part of the Department of Infrastructure of which the planning authority is part. As such, the Highways and Traffic Division cannot be afforded party status in this instance.
Recommendation
Recommended Decision: Permitted
Date of Recommendation: 01.05.2012
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 erection of a three storey stairwell to rear elevation, as shown in drawing no. 488:1, 488:2, 766:1 and 766:2, all received on 26 March 2012.
AT 448.1. Rev 2, AT 448.2. Rev 1, AT 766.1 rev 1 and AT 766.2
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: 2.5.12
Determining officer (delete as appropriate)
Signed: _________________________ Anthony Holmes
Signed: _________________________ Sarah Corlett
Senior Planning Officer Signed: _________________________ Michael Gallagher Director of Planning and Building Control Senior Planning Officer
Senior Planning Officer Signed: _________________________ Michael Gallagher Director of Planning and Building Control Senior Planning Officer
Signed: _________________________ Jennifer Chance Development Control Manager
1 May 2012
Signed: _________________________ Jennifer Chance Development Control Manager
1 May 2012
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