Officer Planning Report Recommendation

Planning Report And Recommendations {{table:200182}} ### Considerations {{table:200180}} ### Written Representations ### Consultations {{table:200181}}

Officer's Report

The Site

The application site represents the curtilage of an existing property at 2 Crosby Terrace in Douglas, which is situated by the corner of York Road and Ballaquayle Road.

Planning Status

The application site is within an area recognised as "Predominantly Residential Use" and within a "Conservation Area" under the Douglas South Local Plan, 1998. The Isle of Man Strategic Plan 2007 contains two policies that are 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:

• (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."

Environment Policy 39 states:

"The general presumption will be in favour of retaining buildings which make a positive contribution to the character or appearance of the Conservation Area".

Planning History

There are no previous planning applications which are considered relevant in the assessment and determination of this application.

The Proposal

The planning application seeks approval for the demolition of two out buildings and the creation of a vehicle access to the rear of the property. The parking area which would be created would have an entrance of 7m wide and a depth of 4.1m with a set of double garage doors on the boundary wall.

Representations

The Department of Transport Highways Division do not oppose the development.

Douglas Corporation has no objection with the proposal.

Assessment

The application site is located within an area of residential use under the Douglas Local Plan. Given the nature of the proposed development it is therefore appropriate to assess the proposal against the policies identified earlier within the report (i.e. General Policy 2 and Environment Policy 39 of Isle of Man Strategic Plan 2007).

As the two out buildings do not make a positive contribution to the character or appearance of this conservation area it is regarded that it would be acceptable to erect the proposed garage doors to the rear of this property. The proposal would fit comfortably within the rear of the sites curtilage and would have a minimal impact on neighbouring properties without adversely affecting them. There are at present a number of similar garages in this part of Douglas due to the difficulties in parking in and around this area, so the creation of this off street parking area is a benefit to this area.

As the parking bay adjoins the lane to the rear of the property and with it not being readily seen by many of the public it is regarded that it would be in-keeping with the area without adversely affecting the amenity of local residents or the surrounding area in general.

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: 09.12.2008

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 demolition of outbuildings and the creation of a vehicular access as shown in drawing numbers 2000/1, 2000/2, 2000/3, 2000/4, 2000/5 and photographs x3 all received on 24th October 2008.

C 3. Prior to the commencement of works, details of the colour coating for the shutter doors shall have been submitted to and approved in writing by the planning authority and thereafter the works shall be carried out in accordance with the approved details.

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.

Decision Made : Permitted Date: 17/12/08

Signed: _________________________ 10 December 2008 08/02000/B Page 3 of 4

Acting Senior Planning Officer 10 December 2008 Acting Senior Planning Officer 10 December 2008