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PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 21/00984/B Applicant : Miss Katarzyna Wrzosek Proposal : Conversion of former scout hall to residential property Site Address : 31A Allan Street Douglas Isle Of Man IM1 3DW

Principal Planner: Mr Chris Balmer Photo Taken :

Site Visit :

Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 23.09.2021 __

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.

C 2. For the avoidance of doubt the three ground floor windows to the front elevation shall be replaced with "50/50 split top opening casement windows or non-opening window which includes a externally applied horizontal bar in the mid-point of the window and retained thereafter.

Reason: In the interest of the visual amenities of the street scene and individual property.

C 3. Prior to the occupation of the dwelling hereby approved details of the front door shall be submitted to and approved by the Department and the door shall be provided in accordance with those details. The door shall be retained in accordance with the approved details thereafter.

Reason; In the interest of the visual amenities of the area and individual property.

This application has been recommended for approval for the following reason. It is considered the proposal would comply with the relevant policies of the Isle Of Man Strategic Plan 2016.

Plans/Drawings/Information; This approval relates to the submitted documents and drawing all received on 23.08.2021 __

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Interested Person Status - Additional Persons

None __

Officer’s Report

1.0 THE SITE 1.1 The site is the curtilage of an existing property, 31A Allan Street, Douglas, which sits on the southern side of Allan Street. The property is a mid two storey terraced property that was one use as a scout hall, albeit may have originally been used as a dwelling.

2.0 THE PROPOSAL 2.1 The application seeks approval for the conversion of former scout hall to residential property.

2.2 The proposal does not include significant alterations, the main external alterations are the replacement of the existing windows and door.

3.0 PLANNING STATUS AND POLICY 3.1 The site lies within an area designated on the Area Plan for the East as Predominantly Residential. The site is not within a Conservation Area.

3.2 The Isle of Man Strategic Plan 2016 contains two policies that are considered specifically material to the assessment of this current planning application:

3.3 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 (n) is designed having due regard to best practice in reducing energy consumption."

3.4 Housing Policy 17 states: "The conversion of buildings into flats will generally be permitted in residential areas provided that: (a) adequate space can be provided for clothes-drying, refuse storage, general amenity, and, if practical, car-parking;

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(b) the flats created will have a pleasant clear outlook, particularly from the principal rooms and (c) if possible, this involves the creation of parking on site or as part of an overall traffic management strategy for the area."

4.0 PLANNING HISTORY 4.1 There are not previous applications which are relevant in the determination of this application.

5.0 REPRESENTATIONS 5.1 Douglas Borough Council indicates that they do not oppose the application (received on 03.09.2021).

5.2 Highway Services do not oppose (received on 02.09.2021) commenting: "After reviewing this Application, Highway Services find it to have no significant negative impact upon highway safety, network efficiency and /or parking."

6.0 ASSESSMENT 6.1 Firstly, it is noted that the property where likely to have been original built and used as a single dwelling which is also the general characteristics of the use of the neighbouring properties within the same terrace. However, the property has been used as a scout hall, albeit the first floor does seem to be laid out for some living accommodation.

6.2 In terms the use of the building as a single dwelling there are no concerns.

6.3 The property has adequate bin stage to the rear. The outlook from the primary windows are not expansive, but similar to the majority of terraced properties in this area. Accordingly, it is considered difficult to refuse the application on this ground. The property is within a few minute's walk of Douglas town centre and a number of bus stops, shops and places of work etc.

6.4 The replacement windows to the rear raise no concerns. To the front the ground floor windows are currently "50/50" split casement windows with a horizontal bar in the midpoint of the window. This is a traditional feature for this type of property. This should be replicated. The proposed plans do not show this but the applicants are happy that 50/50 split casement windows should be used. This can be conditioned. Details to the front door are not especially clear and the applicants do not have such details at this stage. Again this can be conditioned.

7.0 RECOMMENDATION 7.1 Overall, it is considered the proposal would comply with the relevant policies of the Isle Of Man Strategic Plan 2016 therefore it is recommended that the application be approved.

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 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.

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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 the Head of Development Management 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 : 24.09.2021

Determining officer

Signed : S BUTLER

Stephen Butler

Head of Development Management

Customer note

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