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15/00006/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 15/00006/B Applicant : Department Of Social Care Proposal : Alterations to path, steps and installation of an external lift to dwelling Site Address : 43 Palatine Road Douglas Isle of Man IM2 3BP
Case Officer : Mr Edmond Riley Photo Taken : 27.01.2015 Site Visit : 27.01.2015 Expected Decision Level :
Officer Delegation
Officer’s Report
1.0 THE SITE
1.1 The application is the curtilage of 31 Palatine Road, Douglas which is a mid-terrace dwelling. The properties that make up this terrace are two storeys in height with a pitched roof dormer windows in the front elevation to provide living accommodation in the roofspace - these seem to be original features, or at least to have been quite uniformly added at some point in the past. While the majority of the dwellings have lost their traditional window forms to their detriment, the boundary treatment of dwarf walls with railings stop and roughcast render with smooth render surrounds are generally retained. All the dwellings have a short stepped access to their front door, with those at the southwestern end (where the application site lies) having a greater number of steps owing to their sitting lower than those to the northeastern end.
2.0 THE PROPOSAL
2.1 Full planning approval is sought for alterations to the front access arrangements to enable easier access for a disabled occupant of the dwelling. The proposal seeks to replace the existing five steps with seven at a slightly shallower angle, but which also reflects the fact that the front yard slopes up away from the highway at present (and also has a stepped access from it). Also proposed is the installation of a wall-mounted platform of a stairlift-type design; a photograph of the kind of design being proposed has been submitted.
3.0 PLANNING HISTORY
3.1 The site has not been the subject of any previous planning applications that are considered to be of material relevance to the determination of the current application.
4.0 DEVELOPMENT PLAN POLICIES
4.1 The application site is in an area zoned as "Predominantly Residential" on the Douglas Local Plan 1998, and it is not within a Conservation Area. As such, the relevant policy to consider is General Policy 2 of the Strategic Plan, which presumes in favour of development that is appropriate in form, scale and design relative to both the site and its surroundings and where this would not result in a highway safety issue.
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15/00006/B
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5.0 REPRESENTATIONS
5.1 Highway Services offered no objection to the scheme on 6th February 2015.
6.0 ASSESSMENT
6.1 While the terrace is formed of fairly similar-looking dwellings such that any significant alteration to their principal elevations might be detrimental to the form of the terrace as a whole, it is not considered that the proposal here would be of such a scale to warrant an objection on this ground. It is fairly limited in scope and nature. Though the lack of traditional materials is a little unfortunate, the proposal is very much limited in this by the nature of what is proposed.
6.2 The provision of improved access for the occupants, one of whom in particular would clearly benefit, is also welcome and that this is proposed to be achieved in a manner that would not detrimentally harm the dwelling or the streetscene in which it sits means that the proposal is essentially unobjectionable.
7.0 RECOMMENDATION
7.1 Given the above, it is recommended that the application be approved.
8.0 INTERESTED PERSON STATUS
8.1 In line with Article 6(4) of the Town and Country Planning (Development Procedure)(No2) Order 2013, the following Persons are considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to the application: the applicant or, if there is one, the applicant's agent; the owner and occupier of the land the subject of the application; Highway Services, and the Local Authority in whose district the land the subject of the application sits.
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 10.02.2015
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.
Reason: To comply with article 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
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15/00006/B
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The approval hereby issued relates to the following plans, date-stamped as having been received 8th January 2015: 158/01 01, 158/01 02 and 158/01 03.
I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control /Head of Development Management/ Senior Planning Officer.
Decision Made : Permitted
Date: 11.02.2015
Determining officer (delete as appropriate)
Signed :... Chris Balmer
Senior Planning Officer
Signed: Sarah Corlett Sarah Corlett
Senior Planning Officer
Signed :... Michael Gallagher
Director of Planning and Building Control
Signed :... Jennifer Chance
Head of Development Management
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