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15/00540/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 15/00540/B Applicant : Mrs Jacqueline Heaton Proposal : Alterations to rear annex and installation of a roller door to yard Site Address : 14 Crosby Terrace Douglas Isle of Man IM2 5DG
Case Officer : Miss Melissa McKnight Photo Taken :
Site Visit : 26.05.2015 Expected Decision Level :
Officer Delegation
Officer’s Report
1.0 THE APPLICATION SITE
1.1 The application site is the residential curtilage of 14 Crosby Terrace, a three storey mid-terraced dwelling located on the south western side of Ballaquayle Road, Douglas. The application site lies within the Ballaquayle Road Conservation Area.
2.0 THE PROPOSAL
2.1 The planning application seeks approval for the demolition of the existing store/shed and erection of a new rendered wall to the utility and erection of a new lean to bike shed and relocation of the oil tank.
2.2 It is also proposed to install a new roller garage door along the rear boundary, new French doors to the living room and new windows to the kitchen.
3.0 PLANNING HISTORY
3.1 The application site has been the subject of two previous planning applications which were both granted planning approval and have been listed below:
PA 07/02193/B: Re render rear elevation of dwelling.
PA 94/00051/B: Replacement of windows.
4.0 PLANNING POLICY
4.1 In terms of local plan policy, the application lies within an area zoned as Predominantly Residential under the Douglas Local Plan 1998. As previously mentioned, the application site lies within Ballaquayle Conservation Area.
4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains two policies that are considered materially relevant 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
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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; (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, and (i) does not have an unacceptable effect on road safety or traffic flows on the local highways"
Environment Policy 35 states: "Within Conservation Areas, the Department will permit only development which would preserve or enhance the character or appearance of the Area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development."
5.0 REPRESENTATIONS
5.1 At the time of writing there have been no written representations made regarding the current planning application.
6.0 ASSESSMENT
6.1 Given the level of development proposed and the zoning of the application site it is necessary to consider the impact of the development on the character and appearance of the Conservation Area.
6.2 The proposed works are located to the rear of the property which is not overly visible from a main public thoroughfare. There are however views of the rear of the site from Palatine Road.
6.3 To the rear of the site is a narrow lane which is predominantly used for the storage of refuse bins. The rear of Crosby Terrace is made up of two storey annexes and single storey lean to annexes to the rear boundary wall. Predominantly the dwellings have pedestrian accesses from the rear apart from No. 1 Crosby Terrace which has a garage door.
6.4 As previously mentioned, the application site is partially visible from Palatine Road, as one travels in a north easterly direction, the rear of the application site is not visible as one travels south east along Palatine Road. Given the position of the application site, distance from Palatine Road and narrowness of the rear lane, it is highly unlikely that the proposed garage door would be overly visible within the street scene. There is a mix of boundary treatments along the lane and having a garage door as that proposed is not an uncommon feature of a terraced property within Douglas and is therefore considered to have a minimal impact upon Ballaquayle Conservation Area.
6.5 The proposed window and door alterations, rendered infill wall, new shed and relocation of the oil tank would not be visible within the street scene and as such would have a limited impact, if any, upon the general amenity of the area or Conservation Area.
7.0 RECOMMENDATION
7.1 Overall, the planning application is considered to accord with the provisions set out in General Policy 2 and Environment Policy 35 of the Isle of Man Strategic Plan and as such is
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15/00540/B
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recommended for approval.
8.0 PARTY STATUS
8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 the following persons are automatically interested persons: (a) The applicant, or if there is one, the applicant's agent; (b) The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested; (c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material; (d) The Highways Division of the Department of Infrastructure; and (e) The local authority in whose district the land the subject of the application is situated.
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 15.06.2015
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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This approval relates to Location/Site Plan, DRG.No H/92/2 and 1 X Photograph showing the rear of the applicationd dwelling all date stamped as received 15th May 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 : 17.06.2015
Determining officer (delete as appropriate)
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15/00540/B
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Signed :... Chris Balmer
Senior Planning Officer Signed :... Sarah Corlett
Senior Planning Officer
Signed : Michael Gallagher Michael Gallagher
Director of Planning and Building Control
Signed :... Jennifer Chance
Head of Development Management
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