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Application No.: 08/01392/B Applicant: Mr R Walker Proposal: Alterations, extension of decked area and erection of shed Site Address: 27 The Crescent Douglas Isle Of Man IM2 5ET ### Considerations Case Officer: Mr Ian Brooks Photo Taken: Delegate Decision Senior DC Officer ### Written Representations ### Consultations Consultee: Highways Division Notes: Consultee: Douglas Corporation Notes:** No Objection
The application site represents the curtilage of an existing property at 27 The Crescent, Douglas. The property lies at the end of a Cul-de-Sac which runs off Port-E-Chee Avenue. The property is a two-storey semi-detached traditional property with a long rear garden which is bordered by a stream and trees at the northern end.
In terms of local plan policy, the application site is within an area recognised as being within predominantly residential use under the Douglas Local Plan, which was adopted by Tynwald in 1998. In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains one policy that is considered specifically material to the assessment of this current planning application. General Policy 2 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:
The following previous planning application is considered relevant in the assessment and determination of this application:
Construction of a decked area - granted on 13th September 2007
The planning application seeks approval for alterations, extension of decked area and the erection of a shed. The extended decking is and would be adjoining to the existing decking through a set of stairs. The proposed potting shed would be and 2.1 m in height to be set in front of the existing shed on the same level as the proposed extra decking. The shed would have a sliding glass door and window on the side elevation and window on the front elevation. There would be a handrail around this development and along the steps which led to the property.
To address the riverbank erosion there would be a 150 mm concrete bed with 15 mm T-Bar into riverbank and rock formation would be positioned to re-direct the flow of the river. Eroded areas will be infilled with soil and layer of block and to be eventually finished in Manx stone. There would be gaps in the bottom layer of brickwork for rain water drainage.
The Department of Transport Highways Division have not commended on the proposal. Douglas Corporation has no objection with the proposed application.
The application site is located within an area of existing residential use under the Douglas Local Plan 1998. Given the nature of the proposed development it is therefore appropriate to assess the proposal against General Policy 2 as identified earlier within the report.
The extension to the decking respects the site and surroundings in terms of the scale, form, and design. It does not affect adversely the character of the surrounding landscape as they would be protecting the trees, riverbank and landscape from further erosion from the stream. The potting shed would be at a lower level to the existing shed and would not affect adversely the amenity of their neighbours.
Advice has been sought from the Drainage Division and from Land Drainage of the Department of Transport. They are happy with the proposed works as the banks of the stream are steep and the flow within the watercourse will flow over any minor works (e.g. stones etc) near the stream.
As such, it is considered that the proposed development satisfactorily accord with the provisions of General Policy 2 of the Isle of Man Strategic Plan 2007.
RECOMMENDATION For these reasons the proposal is considered acceptable and it is recommended that the planning application be permitted. 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:
Recommendation Recommended Decision: Permitted Date of Recommendation: 16.10.2008
Conditions and Notes for Approval / Reasons and Notes for Refusal
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
This approval relates to the submitted drawings no. 6, 7, 01392/2 and 01392/3 all received on 17th July, 2008.
I confirm that this decision accords with Government Circular No 31/07 (Delegation of Functions to Senior Planning Officer)
Decision Made: Permitted
Date: ................................................................................................................................................................
Signed: ................................................................................................................................................................
Senior Planning Officer
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