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15/01099/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 15/01099/B Applicant : The Co-operative Group Proposal : Installation of replacement safety railings to rear elevation Site Address : Co-op Supermarket Douglas Isle Of Man IM1 2AY
Case Officer : Miss Abigail Morgan Photo Taken :
Site Visit : 16.10.2015 Expected Decision Level : Officer Delegation
Officer’s Report
1.0 SITE
1.1 The application site is the curtilage of an existing property 18 Duke Street, Douglas, which forms part of a two storey mid-terraced property located to the eastern side of Duke Street and north of Lord Street. The property is currently occupied by a Co-Op supermarket.
2.0 PLANNING POLICIES
2.1 In terms of local plan policy, the application site is within an area recognised as being within a mixed use area (town centre) under the Douglas Local Plan. The site is not within a Conservation Area.
2.2 Due to the zoning of the site and the proposed works the following policies are relevant in the determination of the application:-
2.3 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: (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
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15/01099/B
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(n) is designed having due regard to best practice in reducing energy consumption."
3.0 PLANNING HISTORY
3.1 There are no previous planning applications which are considered relevant in the assessment and determination of this application.
4.0 PROPOSAL
4.1 The application seeks approval for the installation of replacement safety railings to the rear elevation at roof level.
4.2 The proposed railings have double horizontal rail with 3 vertical rails, no higher than the existing, which is 1m from the roof level and 650mm above the parapet.
5.0 REPRESENTATIONS
5.1 DOI Highways do not oppose. 5.10.15.
5.2 Douglas Corporation do not object to the proposal. 21.10.15.
6.0 ASSESSMENT
6.1 The proposal in terms of external alterations is related to the rear at roof level, the proposed change from a single safety horizontal rail to a double horizontal rail is considered to be very modest and to have no adverse impact upon the visual amenities of the property or street scene. The proposal will provide improved safety guards for maintenance engineers using the roof.
6.2 Therefore it is considered that the proposals complies with parts (b), (c) and (g) of General Policy 2.
7.0 RECOMMENDATION
7.1 Therefore the application is 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 , in this case, Department of Infrastructure Highway Services; and (e) The local authority in whose district the land the subject of the application is situated.
Department of Environment, Food and Agriculture Fisheries are part of the same Department as is the planning authority and as such should not be afforded interested person status under the Order.
With effect from 1 June 2015, the Transfer of Planning & Building Control Functions Order 2015 amends the Town and Country Planning Act 1999 to give effect to the meaning of the word 'Department' to be the Department of Environment, Food and Agriculture unless otherwise directed by that Order.
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15/01099/B
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Recommendation
Recommended Decision:
Permitted Date of Recommendation: 06.11.2015
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.
This approval relates to Drawing nos 2934-01 and 2934-02 and Design and Access Statement all date stamped as received 30 September 2015.
I can confirm that this decision has been made by a Senior Planning Officer in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Decision Made : Permitted
Date: 07.11.2015
Determining officer
Signed : S CORLETT Sarah Corlett
Senior Planning Officer
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