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Application No.: 08/00461/B Applicant: Mr D M Pickavance Proposal: Alterations and extension Site Address: 18 Albert Street Douglas Isle Of Man IM1 2QA ### Considerations Case Officer : Mr Ian Brooks Expected Decision Level: Delegated Decision Senior DC Officer ### Written Representations 16 Albert Street Douglas Isle Of Man IM1 2QA Objects to the proposal ### Consultations Consultee : Highways Division Notes: Do not oppose Consultee : Douglas Corporation Notes: No objection Consultee : Chief Fire Officer Notes: Note received Consultee : Drainage Services Manager Notes: No objection
SITE The application site comprises the residential curtilage of No. 18 Albert Street. To the east of the application site is No. 16 Albert Street, while to the west is No. 20 Albert Street. The application site is located within a Conservation Area. The site is zoned for residential/office uses within the Douglas Local Plan.
The application is seeking planning permission to erect a small utility room to the rear of the property. The extension will be 1.8 m in width and 5.35 m in length. The height of the extension will be 3.2 m to the flat roof. A 0.7 m high glazed roof lantern will be constructed as part of the extension.
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, Environment Policy 35, and Paragraph 8.12.1
The following previous planning applications are considered relevant in the assessment and determination of this application: 05/01683/B - Installation of uPVC casement windows to replace existing to rear elevation - granted 20.10.2005 91/00501/C - Change of use from residential to office accommodation - refused on appeal.
Douglas Corporation and the Highways Division of the Department of Transport have not objected to the application.
Standard comments have been received from the Drainage Department of Douglas Corporation and the Isle of Man Fire and Rescue Service.
The occupiers of No. 16 Albert Street have commented that the guttering to their property needs to be replaced and that the proposed extension would not make it totally impossible.
The principal issues in assessing this application are visual amenity and the impact on the neighbouring properties. The following paragraphs deal with these issues in the above order.
In respect of the impact on the visual amenities of the locality, the application site is set within a Conservation Area. The proposed extension is set to the rear of the property and will not be readily visible from the public highway of Albert Street. The proposal will therefore have a neutral affect on the character and appearance of the Conservation Area and will not adversely affect the visual amenities of the locality
In respect of the impact on No. 16 Albert Street, the proposal is to replace an unauthorised structure which currently infill's a gap between the two storey outrigger of the 16 Albert Street and the two storey outrigger to the No. 18 Albert Street. The proposal will not project beyond the rear elevation of the outrigger to No. 16 Albert Street. The proposal will not cause any significant harm to the residential environment of No. 16 Albert Street.
The occupiers of No. 16 Albert Street have commented that the proposed structure prevent them replacing their guttering on their property. These concerns are not a material consideration and therefore can not be considered in the determination of this application.
The proposed extension will not impact on No. 20 Albert Street as the extension will not project beyond the rear elevation of the existing outrigger to No. 18 Albert Street.
The notes suggested by consultees are not material planning considerations and for that reason are not attached to the report, as part of the recommendation.
It is recommended that planning permission be granted subject to conditions.
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.
The occupiers of No. 16 Albert Street have commented on non-planning matters and as such should not be afforded party status; however they are an adjoining landowner and under Planning Circular 1/06 states that such persons should be afforded party status. It is therefore recommended that the occupiers of No. 16 Albert Street should be afforded party status.
Whilst the Isle of Man Fire and Rescue Service 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.
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 The occupiers of No. 16 Albert Street. Accordingly the following parties are not afforded interested party status: Isle of Man Fire and Rescue Service
Recommended Decision: Permitted
Date of Recommendation: 28.05.2008
N : Notes attached to conditions R : Reasons for refusal
C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
C 2. This permission relates to alterations and erection of a single storey rear extension as shown in drawing numbers 00461/1 date stamped 6th March 2008, P/1/07, Section of the floor and the Section of the roof date stamped 15th April 2008.
C 3. No facing material shall be used other than materials similar to those used on the existing building.
I confirm that this decision accords with Government Circular No 31/07 (Delegation of Functions to Senior Planning Officer)
Decision Made : Permitted Date : Signed : Mrs F Mullen Senior Planning Officer
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