Officer Planning Report Recommendations

Planning Report And Recommendations {{table:184936}} {{table:184937}} {{table:184938}} {{table:184939}} {{table:184940}} ### Considerations {{table:184941}} ### Written Representations ### Consultations

Officer's Report

The application is a reserved matters application for the conversion of the existing hotel/boarding house into five apartments. The application is also proposing to erect a rear dormer and to create an off street bin store to the front of the property.

The proposed apartments will have a reasonable outlook from the principal rooms. The bin store to the front of the property will help to avoid additional clutter on the public highway of Empire Terrace. However, the application does not provide details how the bin store will be finished off. It is recommended that a condition be attached to require such details to be submitted.

The rear dormer will not be visible from the public highway of Empire Terrace and will not adversely affect the visual amenities of the locality.

The application is not proposing to provide any off street parking. The Highways Division of the Department of Transport have not objected to the application. The existing building could generate a similar or greater number of vehicles to the site compared to the proposed development. I consider this proposal will not be cause any significant harm to highway safety or the free flow of traffic.

I therefore recommend that the application be granted subject to conditions.

Party Status

The Department of Transport and the local authority are, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (c) and (d), considered "interested persons" and as such should be afforded party status.

Whilst Isle of Man Fire and Rescue Service and Isle of Man Water Authority represents a statutory authority, the points raised in correspondence relate to Building Control matters and not planning and as such should not be afforded party status in this instance.

Recommendation

Recommended Decision: Permitted

Date of Recommendation: 08.01.2008

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. The permission relates to the conversion of a hotel/boarding house into five apartments, erection of a rear dormer, creation of an off street bin store as shown in drawing numbers 01, 02, 03, 04 and 05 date stamped 19th October 2007.

C 3. Prior to the first occupation of residential units, detailed plans of the bin storage area shall have been submitted to and approved in writing by the planning authority and thereafter the bin storage area shall be constructed prior to the first occupation of the residential units.

C 4. No facing materials for the dormer shall be used other than materials similar to those used on the existing building.

N 1.

For connections to Flats and Apartments the following apply - "Water Supply to Flats and Apartments - Regulations", and if applicable a "Form Of Undertaking In Respect Of Supply Pipes" will be required. Copies of these documents can be obtained from the Isle of Man Water Authority or alternatively by contacting the Isle of Man Water Authority Byelaws Inspector (Michael Karren on telephone 695957).

N 2.

The flat(s) will fall within the scope of the Fire Precautions (Flats) Regulations 1996.

I confirm that this decision accords with Government Circular No 44/05 (Delegation of Functions to Director of Planning and Building Control)

Decision Made : Permitted Date : 22.11.08

Signed : [Handwritten signature] M. I. McCauley Director of Planning and Building Control