Officer Planning Report Recommendation

Application No.: 08/01224/B Applicant: Mr & Mrs Moore Proposal: Re-rendering of front elevation Site Address: 65 Castlemona Avenue, Douglas, Isle Of Man, IM2 4EB ### Considerations Case Officer: Mr Richard Wilshaw Photo Taken: - Site Visit: Delegation - Expected Decision Level: Delegation ### Written Representations ### Consultations Consultee: Highways Division Notes: Consultee: Douglas Corporation Notes:** No objection

Officer's Report

The Site

The application site represents the curtilage of 65 Castlemona Avenue, Douglas. The property is a two-storey terraced dwelling.

Planning Status

The site is located within an area identified as Predominantly Residential by the Douglas Local Plan 1998. The site is not within a Conservation Area. General Policy 2 of the Isle of Man Strategic Plan 2007 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; 5 September 2008 08/01224/B Page 1 of 3

• (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."

Planning History

There have been no previous planning applications considered relevant to the assessment and determination of this application.

Representations

Douglas Corporation have indicated no objection to this planning application. The Department of Transport Highways Division have indicated no objection to this planning application.

We have received no privately written representations in relation to this planning application.

The Proposal

The application seeks approval for the re-rendering of the front elevation. The existing render will be removed and replaced with a rounded pea dash finish the same style as that of 49 Castlemona Avenue. The existing dental course and cill will be retained.

Assessment

Although the proposed render is the same as that of 49 Castlemona Avenue it is not in-keeping with street scene with the majority of properties on Castlemona Avenue being smooth rendered. It is judged that the proposed re-rendering is contrary to General Policy 2 of the Isle of Man Strategic Plan 2007 in that it would have a detrimental impact upon the aesthetics of the locality and visual amenity of the area.

Recommendation

It is recommended that the application be refused.

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 The Department of Transport Highways Division

Recommendation

Recommended Decision: Refused

Date of Recommendation: 05.09.2008

Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval

N : Notes attached to conditions R : Reasons for refusal 0 : Notes attached to refusals

R 1.

The proposed re-rendering of the dwelling would be contrary to General Policy 2 of the Isle of Man Strategic Plan 2007 in that the proposed render would not be in-keeping with the street scene and would have a detrimental impact upon the aesthetics of the locality and visual amenity of the area.

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

Decision Made : Refused Date : Signed : M. I. McCauley

Director of Planning and Building Control