Officer Planning Report

Planning Report And Recommendations {{table:539305}} ### Considerations {{table:539303}} ### Written Representations ### Consultations {{table:539304}}

Officer's Report

The Site

The application site represents the curtilage of an existing property at 13 Meadowbrook Gardens in Douglas, which runs off Stevenson Way and onto Manor Lane. Meadow Brook Gardens is on the east side of Manor Lane with a Cul-de-sac of two storey semi-detached properties.

Planning Status

The application site is within an area recognised as being "Predominantly Residential Use" under the Douglas South Local Plan, adopted by Tynwald 1998. The Isle of Man Strategic Plan 2007 contains two policies that are considered specifically material to the assessment of this current planning application.

Energy Policy 4:

"Development involving alternative sources of energy supply, including wind, water and tide power, and the use of solar panels, will be judged against the environmental objectives and policies set out in this Plan. Installations involving wind, water and tide power will require the submission of an EIA".

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:

• (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;

• (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

The following planning application is considered relevant in the assessment and determination of this application:

Case - PA 05/02093/B

Conversion of existing garage to provide play room / study, erection of first floor extension over garage to provide bedroom and en-suite and widening of driveway

The Proposal

The planning application seeks approval for the installation of a solar panel on the south roof elevation of the property. The solar collector panel would be 1776mm (H) x 1752mm (W) with a total area of 2.75 sq mtr.

Representations

The Department of Transport Highways Division have not commented on the proposal.

Douglas Corporation has no objection with the proposal.

Assessment

The application site is located within an area of existing predominantly residential use under the Onchan Local Plan. Given the nature of the proposed development it is therefore appropriate to assess the proposal against the three policies identified earlier within the report (i.e. Energy Policy 4 and General Policy 2 of Isle of Man Strategic Plan 2007).

The alteration to this existing residential property would be appropriate in terms of scale, appearance and impact on the adjacent property. It is encouraged in the Strategic Plan to minimise environmental pollution to air, water and land and with this proposal the best practice to reduce

energy consumption is being made. The scale of the solar panel would not adversely affect the character of the locality or the amenity of local residents.

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:

The Department of Transport Highways Division Douglas Corporation

Recommendation

Recommended Decision: Permitted

Date of Recommendation: 24.11.2008

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.

This permission relates to the installation of a solar panel as shown on drawing number 1622/2 (A) date stamped 24th November 2008, 16221 date stamped 19th August 2008, E-mail from Rogder Harper received on the 24th November 2008, and the detailed solar panel booklet date stamped on 19th August, 2008.

Decision Made : <br> Committee Meeting Date : <br>

I confirm that this decision accords with Government Circular No 56/08 (Delegation of Functions to the Acting Senior Planning Officer), GC 55/08 for Advertisements and 69/08 for Registered Buildings.

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