Officer Planning Report

Planning Report And Recommendations {{table:4103}} ### Considerations {{table:4101}} ### Written Representations ### Consultations {{table:4102}}

Officer's Report

The Application Site And Proposed Development

The application site comprises the curtilage of an end terrace property located on Allan Street in Douglas.

The proposed development comprises the creation of an additional doorway on the front elevation of the property.

Planning History

The application site has not been the subject of any previous planning applications that are considered specifically material to the assessment of this current planning application.

Representations

The Department of Infrastructure Highways Division do not oppose the planning application.

Planning Policy

In terms of local plan policy, the application site is within an area recognised as being within predominantly residential use under the Isle of Man Planning Scheme (Douglas Local Plan) Order 1998.

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."

Assessment

The planning application seeks planning approval for the creation of an additional doorway on the front elevation of the property.

The proposed additional doorway is understood to be to provide separate accesses for the ground floor and first floor, which are in separate use. In this respect it should be noted that the ground floor is in use as an antiques shop with the first floor in use as a separate flat. Given the location and age of the property on the end of the terrace it is likely that the property was originally built to be used in this manner, albeit with the shopkeeper historically living above the shop. The occupants of the flat are no longer directly connected to the running of the shop. Correspondence relating to flat registration from the Department of Local Government and the Environment in 1998 provides clear evidence of the shop and flat arrangement.

In terms of the impact of the proposed development it can be seen that the proposed additional doorway will have a similar appearance to an arrangement to that existing on a property on the other side of the street. The additional doorway does not unduly harm public amenity and has no real effect on private amenity or highway safety.

It is recommended that the planning application be approved.

Party Status

It is considered that the following parties that made representations to the planning application should not be afforded interested party status:

The Department of Infrastructure Highways Division. I confirm that this decision accords with the appropriate Government Circular delegating functions to the Senior Planning Officer.

Decision Made : Permitted Date: 25.03.2011 Signed: _________________________ Senior Planning Officer

Recommendation
Recommended Decision:	Permitted
Date of Recommendation:	25.03.2011
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 permitted shall commence before the expiration of four years from the date of this notice.
C 2.
This approval relates to the location plan, elevation plan and door specification date stamped the 16th February 2011.