197444

==== PAGE 1 ====

                                      24/00632/B                                     Page  1  of  4

PLANNING OFFICER REPORT AND RECOMMENDATION

Application No. : 24/00632/B Applicant : Li Dai Cheung Proposal : Installation of an extractor (retrospective) Site Address : Unit 30A Alder Road Douglas Isle Of Man IM2 1EH

Planning Officer: Russell Williams Photo Taken : Site Visit : Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 24.07.2024 __

Conditions and Notes for Approval

C : Conditions for approval N : Notes attached to conditions

This application has been recommended for approval for the following reason. The proposal are not considered to give rise to any significant harm to visual or residential amenity and therefore comply with General Policy 2 and Environmental Policies 22 and 23.

Plans/Drawings/Information;

This decision relates to the following plans and drawings, date stamped received on 30 May 2024: Location Plan

Proposed plan - Extraction Unit Details Existing Front elevation Existing Side elevation Existing Rear elevation Existing Internal Layout Site Photographs __

Interested Person Status - Additional Persons

None __

==== PAGE 2 ====

                                      24/00632/B                                     Page  2  of  4

Officer’s Report

1.0 THE SITE

1.1 The application site is located within the settlement of Pulrose, Douglas.

1.1 Unit 30A Alder Road is a mixed use unit comprising of a residential flat and hot food takeaway, with the latter comprising a kitchen, serving area and customer reception at ground floor.

1.3 The building is located at the end of a terrace of 4 commercial/residential properties within an established local centre, with residential development to the north, east and west.

2.0 THE PROPOSAL

2.1 The application seeks retrospective planning permission to retain a wall mounted air compressor unit associated with the existing flue.

2.2 The flue is made from stainless steel with pipework ranging in diameter between 500mm and 630mm.

2.3 The flue is sited off centre of the building ridgeline and extends above the ridge by approximately 650mm.

3.0 PLANNING POLICY

LOCAL PLAN

3.1 The site lies within an area designated as "Predominantly Residential" on the Area Plan for the East. The site is not within a Conservation Area, Area of High Landscape or Coastal Value and Scenic Significance or a Flood Risk Zone.

3.2 General Policy 2 of the Strategic Plan is considered applicable, which 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;

==== PAGE 3 ====

                                      24/00632/B                                     Page  3  of  4

(m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and (n) is designed having due regard to best practice in reducing energy consumption."

3.3 Environmental Policy 22 states:

"Development will not be permitted where it would unacceptably harm the environment and/or the amenity of nearby properties in terms of: i) pollution of sea, surface water or groundwater; ii) emissions of airborne pollutants; and iii) vibration, odour, noise or light pollution."

3.4 Environmental Policy 23 states: "When considering alterations and improvements to existing facilities the Department will require that consideration be given to the potential adverse impact of the proposed changes to existing neighbours."

4.0 PLANNING HISTORY

4.1 The application site benefits from the following planning history:

07/00813/B - Conversion of retail unit to hot food takeaway and provision of external intake and extract ventilation duct work - Permitted

5.0 CONSULTATIONS

5.1 Douglas Borough Council - No objection

5.2 DoI Highways Services commented - No comments.

6.0 REPRESENTATIONS

6.1 No comments have been received.

7.0 ASSESSMENT

7.1 The principle of installing an extractor system to the gable end wall of the takeaway has been established through the grant of planning permission pursuant to application 07/00813/B. As such the main issue to be considered in the assessment of this application is the impact of the amended installation upon amenity in the area.

7.2 The proposed extraction pipes, silencer etc. have not changed, but an air compressor unit, previously located within the building, has now been mounted to the external wall.

7.3 The compressor is mounted on a galvanised wall bracket and largely housed inside a white GRP cover. It is located immediately above an existing air ventilation hatch to the gable wall.

7.4 The compressor unit will generate a low level of noise when operational but compared with the use of the much larger extraction system and flue, the increase in noise will not be significant. The compressor will not itself create any additional odour or other form of nuisance and is sited to the gable end, which is generally out of sight when viewing the building from the front. Visually the compressor unit is seen in conjunction with the larger flue and its visual impact is considered to be negligible.

7.5 No objections have been received from local residents or consultees to the proposed development.

==== PAGE 4 ====

                                      24/00632/B                                     Page  4  of  4

7.6 The proposal are not considered to give rise to any significant harm to visual or residential amenity and therefore comply with General Policy 2 and Environmental Policies 22 and 23. It is recommended that the development be permitted.

8.0 INTERESTED PERSON STATUS

8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons: (a) the applicant (including an agent acting on their behalf); (b) any Government Department that has made written representations that the Department considers material; (c) the Highways Division of the Department of Infrastructure; (d) Manx National Heritage where it has made written representations that the Department considers material; (e) Manx Utilities where it has made written representations that the Department considers material; (f) the local authority in whose district the land the subject of the application is situated; and (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material.

8.2 The decision maker must determine:

o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and o whether there are other persons to those listed above who should be given Interested Person Status.

8.3 The Department of Environment Food and Agriculture is responsible for the determination of planning applications. As a result, where officers within the Department make comments in a professional capacity they cannot be given Interested Person Status. __

I can confirm that this decision has been made by a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status.

Decision Made : Permitted

Date: 24.07.2024

Determining officer Signed : C BALMER

Chris Balmer

Principal Planner

Customer note

This copy of the officer report reflects the content of the file copy and has been produced in this form for the benefit of our online services/customers and archive records.