Planning Authority Statement J A Leadbeater

Planning Statement on behalf of the Planning Authority in respect of Planning Application 12/01136/B

Introduction

1. The application has been submitted by the Department of Infrastructure, of which the Planning Authority is part. As such, the application must be determined by The Council of Ministers'. The purpose of this Planning Statement is to provide background information and outline the relevant planning policy considerations to assist the Independent Planning Inspector in reaching a recommendation to present to The Council of Ministers', who will decide upon the application.

The application site

1. The application site is the curtilage of a primary education building on Pulrose Road in Douglas. The site is located within a predominantly residential area. More specifically, the site is bordered by Douglas golf course to the south-west and south-east, Manor Park school to the north east and residential terraces to the north-west. The property is primarily a single storey, elongated building, which has varying eaves levels and roof designs throughout.

The application

1. The application seeks planning approval for the demolition of the existing single storey conservatory on the south-east facing side elevation of building and erection of a single storey replacement conservatory with a lean-to roof. As part of the proposal, the existing balustrade outside of the conservatory will be altered to incorporate coloured glass panelling. The replacement conservatory will extend 2.2 metres from the main elevation wall; extend 2.9 metres parallel to the wall, and have an eaves height of 2.5 metres.

Site planning history

1. The application site has been the subject of the following previous planning applications, three of which are considered materially relevant to the determination of this application:

09/00693/B - Installation of an external door and soft play area – Permitted. 08/02060/B - Erection of a shelter – Permitted. 91/01862/B - Extension and refurbishment – Permitted.

Planning policy

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

1. 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:

(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 (n) is designed having due regard to best practice in reducing energy consumption".

1. Taking into account the nature of the proposal, the location of the application site and its surroundings, it is not considered all provisions within General Policy 2 are specifically relevant to the assessment of this application. Subsequently, it is considered provisions b), c) and g) in the policy are those that the proposal should be assessed against.

Representations

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

Assessment

1. No objections have been raised against the proposal and no similar proposals to the application property have been previously refused. As such, it is recommended that the Independent Planning Inspector primarily bases their recommendation on the proposals impact on the character and appearance of the application property, and whether or not the proposal's would be adverse to private and public amenity.

Recommended conditions

1. If the Independent Planning Inspector is minded to recommend approval, it is suggested that the following conditions be imposed on decision notice:

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

2) This approval relates to alterations and the erection of a replacement conservatory entrance, as shown in drawing no. 2.7206-101 Rev A and Master/01, both received on 10th August 2012.

This statement has been prepared by Mr J A Leadbeater BA (Hons) MSc, Assistant Planning Officer, on behalf of the Planning & Building Control Division, part of the Department of Infrastructure.

Signed: _________________________ Date: 18/9/2012