Planning Officer Report Recommendations

{{table:189852}} Within the adopted Isle of Man Strategic Plan 2007, the following policies are considered to be relevant in the determination of this application: General Policy 2, Housing Policy 6, Community Policy 7, Transport Policies 1, 4 and 7. Housing Policy 6 states that “Development of land which is zoned for residential development must be undertaken in accordance with the brief in the relevant area plan, or, in the absence of a brief, in accordance with the criteria in paragraph 6.2 of this Plan. Briefs will encourage good and innovative design, and will not be needlessly prescriptive.” The Isle of Man Planning Scheme (Douglas Local Plan) Order 1998 zones the area as predominantly residential. ### Planning History The following previous applications are considered relevant in the consideration of this application: 95/00011/B - Replacement of existing with PVC windows - granted 11th May 1995 ### Representations Highways Division of the Department of Transport and Douglas Corporation do not oppose the application. Standard comments have been received from the Manx Electricity Authority. The Architectural Liaison Officer of the Isle of Man Constabulary is concerned that if the car parking level is left insecure, this area would create opportunities for criminal and/or anti-social behaviour. ### Assessment The application site had accommodated a two storey dwellinghouse, when viewed from Castle Mona Avenue, on the site until a substantial fire took place back in May 2007, which resulted in the wholesale demolition of the building. The application site is located within an area zoned as predominantly residential in the Douglas Local Plan 1998. The proposed development would be compatible with the land use zoning within the Douglas Local Plan. In respect of the impact of No.36 Castle Mona Avenue, the application site is set to the south west of the neighbouring property, the demolished property used to have a two storey extension to the rear elevation which abutted the boundary of No.36 Castle Mona Avenue. The plans indicate that a 5 storey building would abut the boundary of the neighbouring property. This layout would impact on the residential environment of No.36 Castle Mona Avenue in terms of overshadowing, overbearingness and visual intrusion. However, the plans are indicative and the layout can easily be amended to achieve a layout which does not impact on the neighbouring property. It is therefore considered that these issues should not prevent an approval in principle being granted. In terms of the total parking provision for the development, the indicative plans show that all of the apartments will have bedroom and thus will only require four parking spaces to be provided on-site. The indicative plans show that four spaces will be provided. The Department of Transport Highways Division have not objected to the indicative plans. The proposed development accords with the car parking standards set out in the Isle of Man Strategic Plan 2007. In respect of the Architectural Liaison Officer’s (ALO) comments, the level of detail the ALO would require to ensure the basement parking area is secure would not be submitted as part of this type of application. These matters are best dealt with when the Reserved Matters application or a full application is submitted for consideration. ### Recommendation It is recommended that planning permission be granted subject to conditions in the attached schedule. ### 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 the Architectural Liaison Officer of the Isle of Man Constabulary represents a statutory authority, the points raised in correspondence relate to planning matter and as such should be afforded party status in this instance. In summary, 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 - Highways Division of the Department of Transport - Architectural Liaison Officer of the Isle of Man Constabulary ### Recommendation Recommended Decision: Permitted Date of Recommendation: 22.01.2008

Conditions and Notes for Approval / Reasons and Notes for Refusal

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

C 1. This approval is in principle only and will remain valid for a period of two years within which time no development may take place until such time as details of the reserved matters (siting, design, external appearance, internal layout, means of access, landscaping) have been approved by the Planning Authority. Such reserved matters should form the subject of a single application.

C 2. This approval relates to the application site as defined by the red line on drawing no. 07 0298/1 date stamped the 21st November 2007. No consent is granted for the siting of the new building or for any floor plans shown on this particular drawing.

N 1. The applicant is advised to contact the Manx Electricity Authority Planning Department (Tel. 687781), to discuss the electricity supply for this application.

Decision Made : ... Committee Meeting Date : ... Decision Made : ... Committee Meeting Date : ... 22 January 2008 07/02159/A Page 4 of 4 22 January 2008 07/02159/A Page 4 of 4