Officer Planning Report

Planning Report And Recommendations {{table:180907}} {{table:180908}} {{table:180909}} {{table:180910}} ### Considerations {{table:180911}} ### Written Representations ### Consultations {{table:180912}}

Officer's Report

The Site

The application site comprises a site currently under development to the west of Bridge Road and south of Lake Road, Douglas.

Planning Status

The application site is located within an area that is zoned as Mixed Use, which includes residential and light industrial, residential and offices and retail and offices in the Douglas Local Plan Order 1998.

Within the adopted Isle of Man Strategic Plan, the following policies are considered to be relevant in the determination of this application:

General Policy 2;

Planning History

There have been a number of previous planning applications relating to the site, the following of which are considered relevant to the assessment of this application:

PA 05/01706/B – Replacement of existing buildings with new building containing 73 apartments, 2 commercial units and basement car parking (Re-submission to PA 03/01086). Approved 4th September 2006.

THE PROPOSAL development

The application seeks approval for minor alterations to both the residential and commercial element of the development and the introduction of an external smoking area to Bridge Road and alterations to the access to Lake Road.

The residential amendments would result in two previously approved residential units being allocated as staff accommodation, and with regard to the commercial alterations, these would result in a redesign of the restaurant frontage. In addition, it is proposed to create a fire escape across a flat roofed section of the approved building.

Representations

The Department of Transport Highways Division advised that they object to the application on the grounds that the off street parking area removes residents parking and that additional replacement parking is required to ensure residents have a convenient facility. The parking area is not the subject of this current application. Douglas Corporation advise of no objection and the Disability Access Officer and Chief Fire Officer make standard comments.

Assessment

The application proposes relatively minor amendments to the overall scheme, with the most notable amendment being the introduction of a sunken external smoking area adjacent to the front elevation of the restaurant. This alteration is considered to be acceptable within the streetscene and will not detract from the overall appearance of the building within the streetscape.

Recommendation

It is recommended that the application be approved.

Party Status

It is considered that the following parties, who submitted comments, accord with the requirements of Planning Circular 1/06 and are therefore, afforded interested party status:

• Douglas Corporation
• Department of Transport Highways Division

Accordingly the following parties are not afforded Interested Party Status:

• Isle of Man Fire and Rescue Service.
• Disability Access Officer

Recommendation

Recommended Decision: Permitted

Date of Recommendation: 15.12.2007

Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal

• : Notes attached to refusals

C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.

C 2. This approval relates to the plans and information submitted as part of this application and date stamped 18th September 2007.

I confirm that this decision accords with Government Circular Nos 44/05 (Delegation of Functions to Director of Planning and Building Control) and 47/05 (Delegation of Functions to Senior Planning Officer)

Decision Made : Permitted Date : 19/12/07

Signed : [Handwritten signature]

M. I. McCauley Director of Planning and Building Control