Officer Report

Application No.: 15/00274/B Applicant: Department of Home Affairs Proposal: Alterations, conversion of lower ground floor garage and storage area to provide locker and toilet area, creation of doorway with access staircase and erection of extension to building Site Address: Police Headquarters Dukes Avenue Douglas Isle of Man IM2 4RG Case Officer : Mr Chris Balmer Expected Decision Level: Officer Delegation

Officer’s Report

1.0 THE SITE - 1.1 The site forms the curtilage of the Police Headquarters, Dukes Avenue, Douglas which is a large two storey detached building located to the north-eastern side of Dukes Avenue and south of the Glenclutchery Road.

2.0 THE PROPOSAL - 2.1 The application seeks approval for the alterations, conversion of lower ground floor garage and storage area to provide locker and toilet area, creation of doorway with access staircase and erection of extension to building.

3.0 PLANNING STATUS AND POLICY - 3.1 The site lies within an area designated as 'Police Headquarters' designated on the Douglas Local Plan of 1998. - 3.2 Due to the location of the site, its, zoning and the type of proposal, the General Policies 2 is relevant for consideration:- - 3.3 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:

• (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 There is a number of planning application in relation to this site, however none are considered relevant in the determination of this application.

5.0 REPRESENTATIONS - 5.1 No comments received.

6.0 ASSESSMENT - 6.1 The key issue for considerations id the potential visual appearance of the proposal to the street scene area. Visiting the area, the proposals would be modest alterations and would not be prominent featured within the street scene, mainly being to the rear and side of the building. The most apparent feature from a public prospective would be the erection and installation of a new doorway and external stair case.

7.0 RECOMMENDATION - 7.1 For these reasons the proposals is considered to comply with the relevant policy of the Strategic Plan and therefore recommended for an approval.

8.0 PARTY 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:

16.04.2015

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.

This approval relates to drawings reference numbers 02 A, 11 B and 12 all received on 10th March 2015.

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 : 27.04.2015 Determining officer (delete as appropriate) Signed :…………………………………….. Chris Balmer Senior Planning Officer Signed :…………………………………….. Sarah Corlett Senior Planning Officer Signed :…………………………………….. Michael Gallagher Director of Planning and Building Control Signed: Jennifer Chance Jennifer Chance Head of Development Management