Officer Report 12/01141/B

Planning Officer Report And Recommendations {{table:21811}}

Officer's Report

Introduction

1. This application seeks permission to make alterations to the rear of an existing Public House located on North Quay in Douglas.

The Site

1. The application site is the curtilage of the British Hotel, North Quay, Douglas. The property is an end of terrace public house which faces South near to the corner of North Quay and Market Hill.

The Proposal

1. This application seeks approval for relatively minor alterations to the rear elevation of the building. The proposal follows on from a recent approval (12/00372/B) and seeks permission for a similar scheme. The changes proposed consist of the addition of a small smoking balcony to the rear elevation and the retention of the existing external fire escape. The smoking balcony would be at the same level to and connect with the top of the staircase.

Development Plan Policies

1. The site is located within an area identified as being Predominantly Shopping Use by the Douglas Local Plan 1998. The site is also identified as being within the North Quay Conservation Area.

1. Within the Isle of Man Strategic Plan 2007, the following policy is judged to be relevant:

"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."

Planning History

1. The following previous planning application relates to the property:

08/00793/B - Creation of an outside seating area. Permitted.

12/00372/B - Demolition of existing rear extension and erection of replacement extension. Permitted.

Representations

1. The Highways Division of the Department of Infrastructure recommends that this application be approved.

1. Douglas Borough Council has made no comment on this application.

Assessment

1. The key issues to be assessed in the determination of this application are the impact of the proposal upon the character and appearance of the Conservation Area and impacts upon adjacent properties.

1. The works relate entirely to the rear elevation of the building which is not visible to the public. Notwithstanding this, the works are judged to be acceptable. The proposal is not likely to cause any unacceptable harm to the amenity of adjacent properties given the scale of the development and the fact that there is already a similar form of access to the rear of the property from the first floor. Indeed from comparing the existing and proposed plans, it would seem that the proposal would reduce the amount of area that could be accessed by persons using the public house.

Recommendation

1. Permit.

Party Status

1. The Local Authority, Douglas Borough Council, is by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5)(d) granted Interested Party Status.

1. The Highways Division and the Planning Authority are both part of the Department of Infrastructure. As such, the Highways Division cannot be afforded Interested Party Status.

Recommendation

Recommended Decision: Permitted

Date of Recommendation: 18.09.2012

Conditions and Notes for Approval / Reasons and Notes for Refusal

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

• : 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 permission relates to the demolition of existing rear extension and erection of replacement extension (comprising amendments to 12/00372/B), British Hotel, North Quay, Douglas as shown by 11/HB/815 101, 11/HB/815 100B, 11/HB/815 200B and 11/HB/815 201B all received 10th August 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 : 18.9.12

Determining officer (delete as appropriate)

Signed : _________________________ Anthony Holmes Senior Planning Officer

Signed : _________________________ Michael Gallagher Director of Planning and Building Control

Signed : Samuel Sarah Corlett Senior Planning Officer

Signed : _________________________ Jennifer Chance Development Control Manager