55362

==== PAGE 1 ====

                                      21/00496/B                                     Page  1  of  3

PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 21/00496/B Applicant : Eat Ltd Proposal : Erection of a single storey extension to rear elevation Site Address : 16 North Quay Douglas Isle Of Man IM1 4LE

Planning Officer: Mr Peiran Shen Photo Taken :

Site Visit :

Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 14.07.2021 __

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 35 of the Strategic Plan.

Plans/Drawings/Information; This approval relates to the submitted documents, location plan, existing site plan, proposed site plan, existing elevations, proposed elevations, existing floor plan and proposed floor plan date stamped as having been received on 16th April 2021 and bin storage plan date stamped as having been received on 12th July 2021. __

Interested Person Status - Additional Persons

It is recommended that the following Government Departments should be given Interested Person Status on the basis that they have made written submissions relating to planning considerations:

DoI Flood Risk Management Division __

Officer’s Report

==== PAGE 2 ====

                                      21/00496/B                                     Page  2  of  3

1.0 THE SITE 1.1 The application site is the commercial curtilage of 16 North Quay, Douglas, a three- storey end-of-terrace dwelling located on the north of North Quay and south of Queen Street. The house has a pitched roof. There is a three-storey pitched-roof extension on the rear elevation of the main dwelling.

2.0 THE PROPOSAL 2.1 The proposed work is the erection of a single-storey extension around the existing extension.

3.0 PLANNING HISTORY 3.1 Change of use to internet cafe with facilities to provide hot and cold drinks and snacks for computer users was APPROVED under PA 04/01850/C.

4.0 PLANNING POLICY 4.1 In terms of local policy, the site lies within an area designated as Predominantly Residential in the Area Plan for the East. The site is within the North Quay Conservation Area.

4.2 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".

4.4 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 REPRESENTATION 5.1 Douglas Borough Council has no objection on this application (28/06/2021) as bin storage plan was provided.

5.2 DoI Highway Services states there is no highway interest in this application (18/05/2021).

5.3 DoI Flood Risk Management Divison does not oppose this application (07/06/2021).

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

6.2 The extension is designed in a similar style as the main building except for the flat roof. As it is only visible from a few vantage point and none of them are readily visible by the public. In addition, the character of the Conservation Area is defined by the front elevation and not the rear. Therefore, the design is considered acceptable.

6.3 As the height of adjacent building are all higher than one storey, it is considered that there is no concern for overbearing or overshadowing.

==== PAGE 3 ====

                                      21/00496/B                                     Page  3  of  3

6.4 There is no new vantage point created, and the height of adjacent building are all higher than one storey, so there is no concern for overlooking.

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

8.0 INTERESTED 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: 16.07.2021

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.