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15/00866/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 15/00866/B Applicant : First Names Management Ltd Proposal : Creation of additional car parking spaces Site Address : Clerical Medical House Victoria Road Douglas Isle Of Man IM2 4DF
Case Officer : Mr Jason Singleton Photo Taken : 12.08.2015 Site Visit : 12.08.2015 Expected Decision Level : Officer Delegation
Officer’s Report
APPLICATION SITE 1.1 The application site is the curtilage of Clerical Medical House, Victoria Road, Douglas which accommodates a two storey detached office block which is currently vacant and the surrounding land which provides car parking that serves the office.
THE PROPOSAL 2.1 Proposed is the creation of additional vehicle parking bays within the grass verges and between existing planting areas to give a total of 112 parking spaces. Within the proposal the existing trees to the south-east are to be limbed and pruned above head height and to the front of the building is proposed to remove 10 semi-mature Maple trees of various varieties within the existing planting area to accommodate further parking spaces.
PLANNING HISTORY 3.1 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.
DEVELOPMENT PLAN POLICIES 4.1 In terms of local plan policy, the application site is within an area designated as a "Business Park" area identified on the Douglas Local Plan 1998. The site is not within a Conservation Area.
4.2 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 Policies of The Isle of Man Strategic Plan (20th June 2007) states:
4.3 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;
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15/00866/B
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(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; (i) does not have an unacceptable effect on road safety or traffic flows on the local highways;
REPRESENTATIONS 5.1 Douglas Corporation do not object (19/08/2015)
ASSESSMENT 6.1 The fundamental issues to consider in the assessment of this current planning application are the impacts of the proposed development on the character and appearance of the surrounding area.
6.2 The principle of the utilisation of the existing planting areas opposite the office building to create 20 parking spaces will result in the loss of 10 semi mature Maple trees as identified on the drawing. The loss of the planting green space in this area would not be detrimental to the overall appearance of the area as a large proportion would be retained as green space. It is not uncommon to have parking immediately adjacent to the entrance, presumably for those with mobility issues, disabled persons parking, or for visitors.
6.3 The additional car parking to the south east of the site would see a reduction of grass verges with the existing hedging and planting cut back. IT is proposed to remove sub- standard Chestnut tree and suppressed and Elm young tree. The proposed extension of the car parking is to utilise a no dig 'Geo-synthetic Cell web TRP system to the roadway and parking bays. The finished surface is to be block paving to match the existing main entrance to the office building.
6.4 Email consultation with the Arboriculture Officer, from DEFA confirmed the acceptable method of using a 'no-dig' solution with areas requiring root protection of a distance 12x stem diameter and the removal of the identified trees..
6.5 The main issue to consider is whether the loss of the trees is acceptable and grass verge within the surrounding area. The concept of increased parking would fit in within the street scene and the use of the area. The reduction in grass verge and loss of trees based on the advice from the forester would not have an adverse impact on the area to significantly alter the character and appearance of the estate.
RECOMMENDATION 7.1 Overall, it is concluded that the planning application is in accordance with General Policy 2 of the Isle of Man Strategic Plan 2007.
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
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 04.09.2015
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15/00866/B
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Conditions and Notes for Approval: C : Conditions for approval N : Notes attached to conditions
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 drawing reference numbers 15/2468/01 and 15/2468/02 date stamped as received 31st July, 2015.
I confirm that this decision accords with the appropriate Government Circular delegating functions to a Senior Planning Officer.
Decision Made : Permitted Date; 17.09.2015
Determining officer
Signed :...
Chris Balmer
Senior Planning Officer
Signed :...S CORLETT... Sarah Corlett
Senior Planning Officer
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