13/91228/B Officer Report Recommendation

Planning Officer Report And Recommendations {{table:380412}} Case Officer : Mr Edward Baker Photo Taken : Site Visit : 01.11.2013 Expected Decision Level : Officer Delegation

Officer's Report

The Application Site

1. The application site is the TT Grandstand, Glencrutchery Road, Douglas. The Grandstand is an iconic building on the Island and is situated to the south side of the highway and north of Nobles Park. To the opposite side of Glencrutchery Road is a cemetery. The site is surrounded by parkland on either side and to the rear.

The Proposal

1. The application seeks planning approval for relatively minor works to the Grandstand, in and around the main tower. The works include replacement windows to the control stair tower, replacement lobby to the press centre next to the base of the tower, new reception and access ramp to the press centre.

1. The application follows pre-application discussions with the planning officer.

Planning History

1. The site has the following relevant history:

06/01678/B – approval granted in 2006 for enclosure of open bays below existing grandstand to form multi-purpose units, for use associated with events

02/02387/B – approval granted in 2003 for glazed extension to press room.

00/02188/B – approval granted in 2001 for disabled lift.

1. There are various older decisions, none of which are considered to be of particular relevance to the current application.

Planning Policy

1. The site is identified as being the TT Grandstand by the Douglas Local Plan 1998.

1. The following policies in the Isle of Man Strategic Plan 2007 are considered relevant.

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; (1) 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.'

Representations

1. Douglas Borough Council - no response to date.

Assessment

1. The proposal is for relatively minor works to the TT Grandstand building. The most noticeable works would be change to the windows in the control stair tower. These would be relatively inconsequential and would not have a discernable impact on the wider character and appearance of the area. The other works around the reception and press centre areas, including the formation of the disabled access ramp, would have a very minimal visual impact being located at the rear of the building=away. The alterations are generally a design improvement and certainly in keeping with the form and appearance of the building. The character and appearance of the area would be preserved. The proposals raise no other planning issues.

Recommendation

1. It is recommended that the application is approved.

Party Status

1. The local authority, Douglas Borough Council, is by virtue of the Town and Country Planning (Development Procedure) Order 2013, paragraph 6 (4) (e), considered "interested persons" and as such should be afforded party status.

Recommendation

Recommended Decision: Permitted

Date of 26.11.2013 Recommendation:

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. The development hereby permitted shall not be carried out except in full accordance with the following plans: site location plans, sections, floor plans and elevations received on 16 October 2013.

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 : Determining officer (delete as appropriate) Signed : Anthony Holmes Senior Planning Officer Signed : Michael Gallagher Director of Planning and Building Control

Signed : Sarah Corlett Senior Planning Officer Signed : Jennifer Chance Development Control Manager