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                                      20/01505/B                                     Page  1  of  3

PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 20/01505/B Applicant : Department Of Infrastructure Heritage Railways Proposal : Relocation of approved welfare services shed Site Address : Railway Station Banks Circus Douglas Isle Of Man IM1 4LL

Planning Officer: Mr Peiran Shen Photo Taken : 22.01.2021 Site Visit : 22.01.2021 Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 10.02.2021 __

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 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.

This application has been recommended for approval for the following reason. This application is considered to comply with General Policy 2 and Environment Policy 10 of the Strategic Plan.

Plans/Drawings/Information; This approval relates to the submitted documents, existing and proposed location plans, existing and proposed site plans, flood risk assessment and photos date-stamped as having been received on 17th December 2020. __

Interested Person Status - Additional Persons

None __

Officer’s Report

1.0 THE SITE 1.1 The application site is Railway Station on Banks Circus, Douglas.

2.0 THE PROPOSAL

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                                      20/01505/B                                     Page  2  of  3

2.1 The proposed is the erection (relocation) of a single-storey hut as a welfare service shed on the north boundary of the railway station opposite of the bud depo building. The shed will be between the engine shed and the platform

2.2 The hut is approx. 4.1m wide, approx. 2.7m deep and about 4.1m tall. It has a brick- red-rendered pitch roof. On the south elevation (facing the rail), there is a casement window and a door. On the west elevation there is a similar window as the one on the south elevation. The elevations is finished in light-yellow horizontal panel rendering.

2.3 The hut is located at the north boundary of the site against trees. It is to the south west of the existing single storey garages.

3.0 PLANNING HISTORY 3.1 Erection of station masters office (retrospective) was APPROVED under PA 20/00314/B.

4.0 PLANNING POLICY 4.1 In terms of local policy, the site lies within an area designated as Riverside Gateway Mixed Use Area in the Area Plan for the East. The site is also within the Riverside & Peel Road (east) Comprehensive Treatment Area. Only the main station building is within the Douglas North Quay Conservation Area.

4.2 In terms of strategic policy, the Isle of Man Strategic Plan 2016 contains the following policies that are considered materially relevant to the assessment of this current planning application:

4.3 General Policy 2: "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; (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) is not on contaminated land or subject to unreasonable risk of erosion or flooding."

4.4 Environment Policy 10: "Where development is proposed on any site where in the opinion of the Department of Local Government and the Environment there is a potential risk of flooding, a flood risk assessment and details of proposed mitigation measures must accompany any application for planning permission."

5.0 REPRESENTATION 5.1 Douglas Borough Council has no objection on this application (06/01/2021).

5.2 DoI Highway Services does not oppose this application (12/01/2021). The comment states that there is no no significant negative impact upon highway safety, network efficiency and/or parking.

6.0 ASSESSMENT 6.1 The main concerns for this application are its impact on the character and landscape of the area.

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6.2 The hut is not readily visible to the public. The design would stand out against the railway background but does not have a negative impact upon the character of the area. Therefore, the impact is considered acceptable.

6.3 The hut is susceptible to high flooding risk from tidal, river and surface water. Plan has been made to minimise potential damage the hut can suffer in case of flooding so the risk is considered acceptable. Although unlike typical mitigating measure which actively defending against flood, the hut is not of large scale and therefore active defending measure is not a necessity in this case.

7.0 CONCLUSION 7.1 The proposal is considered to comply with General Policy 2 and Environment Policy 10 of the Strategic Plan. Therefore, it is recommended for an approval.

8.0 INTEREST PERSON STATUS 8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons: (a) the applicant (including an agent acting on their behalf); (b) any Government Department that has made written representations that the Department considers material; (c) the Highways Division of the Department of Infrastructure; (d) Manx National Heritage where it has made written representations that the Department considers material; (e) Manx Utilities where it has made written representations that the Department considers material; (f) the local authority in whose district the land which the subject of the application is situated; and (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material.

8.2 The decision-maker must determine: o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and o whether there are other persons to those listed above who should be given Interested Person Status. __

I can confirm that this decision has been made by a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status.

Decision Made : Permitted

Date: 11.02.2021

Determining officer

Signed : C BALMER

Chris Balmer

Principal Planner

Customer note

This copy of the officer report reflects the content of the file copy and has been produced in this form for the benefit of our online services/customers and archive records.