Planning Officer Report

Planning Officer Report And Recommendations {{table:329315}}

Officer's Report

1.0 Site

1.1 The dwelling 10 Clarke Street, Douglas is a two storey detached property which is located on the southern side of Clarke Street Lane at the end of a rear access lane. The majority of dwellings in the area are terrace properties, to the north of the dwelling are the rear elevations of the properties which run along Merton Bank and to the south of the dwelling are the rear elevations of properties of Clarke Street.

2.0 Proposal

2.1 The application seeks approval for the installation of a replacement front door. The door would open outwards which is why planning permission is required. The proposed door would be a white uPVC door with replacing an existing timber door of similar style.

3.0 Development Plan Policies

3.1 The application site is within an area zoned as "Predominantly Residential Use" identified on the Douglas Local Plan. The site is not within a Conservation Area.

3.2 In terms of strategic plan policy, 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."

4.0 Planning History

4.1 The previous planning applications are considered to be specifically material in the assessment of the current application:-

4.2 Creation of a bedroom window to rear elevation (Amendment to 06/00408/B) - 06/02097/B- - APPROVED 4.3 Refurbishment, alterations and installation of uPVC doors and top hung sash windows to replace existing - 06/00408/B - APPROVED

5.0 Representations

5.1 The Douglas Corporation have considered the application and have no objection.

6.0 Assessment

6.1 In terms of the visual appearance upon the street scene the proposal would be acceptable. Regarding to highway safety, the door would open outwards and into the public highway therefore they could be concern of the door striking a pedestrians. However, it is considered this is unlikely given this a rear access lane which this property is at the end of. There is no through route and therefore pedestrian traffic directly outside the property would be slight. It is also noted that the door already opens outwards. Furthermore, the thickness of the walls of the property and as the door is setback, results approximately only half the door projected forward of the front elevation of the property, and not the whole length of the door. It is also noted that the applicant has a seating outside the front elevation of the property which projects further forward than the door. Overall, it is considered a person would only be struck by the door if they were walking immediately adjacent to the front elevation which is highly unlikely.

7.0 Recommendation

7.1 Overall, it is considered the proposal would comply to General Policy 2 of the Isle Of Man Strategic Plan and therefore it is recommended that the application be approved.

8.0 Party Status

8.1 It is considered that the following meet the criteria of Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d) and should be afforded interested party status:

Douglas Corporation

8.2 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

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 approval relates to the installation of a replacement front door as proposed in the submitted documents which are date-stamped 7th November 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 : 12/12/12

Determining officer (delete as appropriate)

Signed : [Handwritten signature] Anthony Holmes Senior Planning Officer

Signed : [Blank] Michael Gallagher Director of Planning and Building Control

Signed : [Blank] Jennifer Chance Development Control Manager