31653

==== PAGE 1 ====

PLANNING OFFICER REPORT AND RECOMMENDATIONS Application No.: Applicant: Proposal: 14/00522/B Joey Dunlop Foundation Extension to existing fire escape platform, removal of steps and creation of pedestrian access onto Braddan Road Braddan Bridge House Peel Road Braddan Douglas Isle Of Man IM4 4TN Site Address: Case Officer: Photo Taken : Site Visit: Expected Decision Level: Planning Committee Miss S E Corlett Officer's Report THIS APPLICATION IS REFERRED TO THE PLANNING COMMITTEE AS A MEMBER OF THE PLANNING DIVISION IS RELATED TO A TRUSTEE OF THE APPLICANT COMPANY THE SITE 1.1 The site is the residential curtilage of the Joey Dunlop Foundation accommodation which has been created such that it is suitable for disabled users, founded in the memory of a prominent Northern Irish motorcycle rider who was a regular and successful competitor in the Isle of Man TT races. The accommodation was created from a previously existing dwelling and has access not from the adjoining public highways of Peel and Braddan Roads (A1 and A23 respectively) but onto the TT access road to the west. 1.2 Access into the house itself is directly from the ground floor and there is also a fire escape which leads from the first floor front balcony down the side of the property to beside the garage. THE PROPOSAL 2.1 Proposed is the addition of another section of fire escape to provide pedestrian access from the first floor balcony across the front of the garage at an elevated height down to the public footway at the bottom of Braddan Road. Due to the levels, this access will be level and thus easily accessible by those in wheelchairs, 2.2 The walkway will be finished to match the existing balcony and the surface finished in tarmacadam. 2.3 The opening out onto Braddan Road will be 1.7m wide and with a gate which opens inwards. 2.4 The existing stepped access down to the ground level beside the house will be retained although the plans indicate that it is to be removed. This is a very minor change and amended plans were not sought. PLANNING STATUS AND POLICY 14/00522/B 23 June 2014 Page 1 of 4

==== PAGE 2 ====

3.1 The site lies within an area designated on the Braddan Local Plan of 1991 as Woodland although the house was in existence at that time. 3.2 Whilst the existing use of the site is not consistent with the land use designation, the general principles included in General Policy 2 of the Strategic Plan are considered appropriate in this case as follows: "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: b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the space around them; c) does not affect adversely the character of the surrounding landscape or townscape; 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, sen/icing and manoeuvring space; i) does not have an adverse effect on road safety or traffic flows on the local highways; j) can be provided with ail necessary services; k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan; m) takes account of community and personai 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." PLANNING HISTORY 4.1 The dwelling which stands on the site was approved under PA 94/00478 and this was then changed to three holiday apartments under PA 09/00802. REPRESENTATIONS 5.1 Braddan Parish Commissioners and Department of Infrastructure Highway Services indicate that they do not oppose the appiication. ASSESSMENT 6.1 The issues in this case are whether the visual impact of the elongated walkway is acceptabie in the streetscene, whether a new pedestrian access onto the footway of Braddan Road is acceptable and whether any vegetation would be affected by the proposal. 6.2 The walkway will be visible but with a backdrop of the existing baicony and the front of the garage which sits alongside the house. It is not considered that this will significantly detract from the appearance of the house such that the application should be refused for this reason. 6.3 There are no trees which would be affected by the proposed walkway and access. PARTY STATUS 7.1 The local authority, Braddan Parish Commissioners are, by virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, paragraph 6 (4) (e), considered "interested persons" and as such should be afforded party status. 7.2 The Highway Authority is granted interested party status under the Town and Country Planning (Development Procedure) (No 2) Order 2013 paragraph 6 (4) d. 14/00522/B 23 June 2014 Page 2 of 4

==== PAGE 3 ====

Recommendation Recommended Decision: Permitted Date of Recommendation; 09.06.2014 Conditions and Notes for Approval / Reasons and Notes for Refusal C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal O : Notes attached to refusals C 1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice. To comply with article 14 of the Town and Country Planning (Development Reason: Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals. C 2. Notwithstanding the submitted plans, the existing external stair may be retained. REASON: this is a minor modification to the approved plans which will have no discernible or material impact on the proposed development. C3. Within 3 months of the erection of the new walkway both the existing and proposed railings/handrails must be painted black and retained as such thereafter. This approval relates to JDF'RAMP-OOIC sheets 1 and 2 I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to it under the appropriate delegated authority. £tr, Decision Made: Committee Meeting Date : Signed Presenting Officer 23 June 2014 14/00522/B Page 3 of 4

==== PAGE 4 ====

Further to the decision of the Committee an additional report/condition reason is required, signing officer to delete 3S appropriate YES/NO 14/00522/B 23 June 2014 Page 4 of 4

==== PAGE 5 ====

PLANNING OFFICER REPORT AND RECOMMENDATIONS Application No.: Applicant: Proposal : 14/00522/B Joey Dunlop Foundation Extension to existing fire escape platform, removal of steps and creation of pedestrian access onto Braddan Road Braddan Bridge House Peel Road Braddan Douglas Isle Of Man IM4 4TN Site Address: Miss S E Corlett Case Officer: Photo Taken : Site Visit: Expected Decision Levei : Planning Committee Officer's Report THIS APPLICATION IS REFERRED TO THE PLANNING COMMITTEE AS A MEMBER OF THE PLANNING DIVISION IS RELATED TO A TRUSTEE OF THE APPLICANT COMPANY THE SITE 1.1 The site is the residential curtilage of the Joey Dunlop Foundation accommodation which has been created such that it is suitable for disabled users, founded in the memory of a prominent Northern Irish motorcycle rider who was a regular and successful competitor in the Isle of Man TT races. The accommodation was created from a previously existing dwelling and has access not from the adjoining public highways of Peel and Braddan Roads (A1 and A23 respectively) but onto the TT access road to the west. 1.2 Access into the house itself is directly from the ground floor and there is also a fire escape which leads from the first floor front balcony down the side of the property to beside the garage. THE PROPOSAL 2.1 Proposed is the addition of another section of fire escape to provide pedestrian access from the first floor balcony across the front of the garage at an elevated height down to the public footway at the bottom of Braddan Road. Due to the levels, this access will be level and thus easily accessible by those in wheelchairs. 2.2 The walkway will be finished to match the existing balcony and the surface finished in tarmacadam. 2,3 The opening out onto Braddan Road will be 1.7m wide and with a gate which opens inwards, 2.4 The existing stepped access down to the ground level beside the house will be retained although the plans indicate that it is to be removed. This is a very minor change and amended plans were not sought. PLANNING STATUS AND POUCY 9 June 2014 14/00522/B Page 1 of 4

==== PAGE 6 ====

3.1 The site lies within an area designated on the Braddan Local Plan of 1991 as Woodland although the house was in existence at that time. 3.2 Whilst the existing use of the site is not consistent with the land use designation, the general principles included in General Policy 2 of the Strategic Plan are considered appropriate in this case as follows: "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: b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the space around them; c) does not affect adversely the character of the surrounding landscape or townscape; 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 adverse 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; 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." PLANNING HISTORY 4.1 The dwelling which stands on the site was approved under PA 94/00478 and this was then changed to three holiday apartments under PA 09/00802, REPRESENTATIONS 5.1 Braddan Parish Commissioners and Department of Infrastructure Highway Services indicate that they do not oppose the application. ASSESSMENT 6.1 The issues in this case are whether the visual impact of the elongated walkway is acceptable in the streetscene, whether a new pedestrian access onto the footway of Braddan Road is acceptable and whether any vegetation would be affected by the proposal. 6,2 The walkway will be visible but with a backdrop of the existing balcony and the front of the garage which sits alongside the house. It is not considered that this will significantly detract from the appearance of the house such that the application should be refused for this reason. 6.3 There are no trees which would be affected by the proposed walkway and access. PARTY STATUS 7.1 The local authority, Braddan Parish Commissioners are', by virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, paragraph 6 (4) (e), considered "interested persons" and as such should be afforded party status. 7.2 The Highway Authority is granted interested party status under the Town and Country Planning (Development Procedure) (No 2) Order 2013 paragraph 6 (4) d. 9 June 2014 14/00522/B Page 2 of 4

==== PAGE 7 ====

Recommendation Recommended Decision: Permitted Date of Recommendation: 09.06.2014 Conditions and Notes for Approval / Reasons and Notes for Refusal C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal O : Notes attached to refusals C 1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice. To comply with article 14 of the Town and Country Planning (Deveiopment Reason: Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals. C2. Notwithstanding the submitted plans, the existing external stair may be retained. REASON: this is a minor modification to the approved plans which will have no discernible or material impact on the proposed development. he. of This approval relates to JDF-RAMP-OOIC sheets 1 and 2 3_'rsOArtuj I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to it under the appropriate delegated authority. A, Committee Meeting Date : Decision Made: Signed : Presenting Officer Further to the decision of the Committee an additional report/condition reason is reguiredi signing officer Co delete as appropriate 9 June 2014 14/00522/B Page 3 of 4