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23/00007/B Page 1 of 3
PLANNING OFFICER REPORT AND RECOMMENDATION
Application No. : 23/00007/B Applicant : Mr David & Mrs Emma Williams Proposal : Demolish existing outbuilding, form new parking area and new vehicular access onto highway Site Address : 2 Marlborough Terrace Douglas Isle Of Man IM2 3QJ
Planning Officer: Mr Peiran Shen Photo Taken : Site Visit : Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 23.02.2023 __
Conditions and Notes for Approval
C : Conditions for approval N : Notes attached to conditions
C 1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Reason: To comply with Article 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
This application has been recommended for approval for the following reason. This application is considered to comply with General Policy 2, Environment Policy 35 of the Strategic Plan and Planning Policy Statement 1/01.
Plans/Drawings/Information; This approval relates to the documents, photos and drawing no. 1, 2, 3, 4 which have been received on 10th January 2022. __
Interested Person Status - Additional Persons
None __
Officer’s Report
1.0 THE SITE 1.1 The application site is the residential curtilage of 2 Marlborough Terrace, Alexander Drive, Douglas. 1.2 There is a single-storey outbuilding on the rear boundary.
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2.0 THE PROPOSAL 2.1 Proposed is the demolition of the outbuilding and the hardening some surface to create a parking area. The proposal also include the erection of a new rear boundary wall, it will be set back from the parking area.
3.0 PLANNING HISTORY 3.1 There is no previous application considered materially relevant to this application.
4.0 PLANNING POLICY 4.1 The site lies within an area designated as Predominantly Residential in the Area Plan for the East.
4.2 The site is within the Selbourne Drive Conservation Area.
4.3 The Isle of Man Strategic Plan 2016 contains the following policies that are considered materially relevant to the assessment of this current planning application: o Strategic Policy 3, 5 o General Policy 2 (b), (c), (g), (m), (n) o Environment Policy 35 o Paragraph 4.3.11 o Community Policy 7, 10 o Infrastructure Policy 5
PPS and NPD 4.4 No Planning Policy Statement or National Policy Directive is applicable to this application.
5.0 OTHER MATERIAL CONSIDERATIONS Legislation 5.1 Section 18(4) of the Town and Country Planning Act (1999) states, "(4) Where any area is for the time being a conservation area, special attention shall be paid to the desirability of preserving or enhancing its character or appearance in the exercise, with respect to any buildings or other land in the area, of any powers under this Act". This sets out the approach to be taken in determining planning applications, which includes giving great weight to the asset's conservation when considering the impact of a proposed development on the asset. Given that the site is within a Conservation Area, the above requirements apply and appropriate consideration will be given in section 7.
Strategy and Guidance 5.2 The Residential Design Guide (July 2021) contains the following policies that are considered materially relevant to the assessment of this current planning application: o Section 6 The Wider Site
6.0 REPRESENTATIONS 6.1 Douglas Borough Council has no objection to this application (26.01.2023).
6.2 DoI Highway Services does not object to this application (29.01.2023).
7.0 ASSESSMENT Conservation Areas Statutory Test 7.1 Before assessing elements of the proposal, as it is within a Conservation Area, a test should be applied to this proposal as mentioned in 5.1. This is whether the proposal would preserve or enhance the character of the Conservation Area.
7.2 The driveway conversion will preserve the appearance of the rear lane and the character of the area. Therefore, it is considered that the proposal passes the test.
Elements of the Assessments
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7.3 The main considerations for this application is its impact on the character of the building itself, on highway safety and on drainage capacity.
Character and Appearance of the Area 7.4 As mentioned in paragraph 7.2, the proposal is at the rear lane. The demolition of the outbuilding and erection of new rear boundary wall are considered not detracting the character of the area. Therefore, the design is considered acceptable.
Traffic 7.5 As Highway Services has no objection, it is considered that there is no concern regarding highway safety.
8.0 CONCLUSION 8.1 The proposal is considered to comply with General Policy 2, Environment Policy 35 of the Strategic Plan and Planning Policy Statement 1/01. Therefore, it is recommended for an approval.
9.0 INTEREST PERSON STATUS 9.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons: (a) the applicant (including an agent acting on their behalf); (b) any Government Department that has made written representations that the Department considers material; (c) the Highways Division of the Department of Infrastructure; (d) Manx National Heritage where it has made written representations that the Department considers material; (e) Manx Utilities where it has made written representations that the Department considers material; (f) the local authority in whose district the land which the subject of the application is situated; and (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material.
9.2 The decision-maker must determine: o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and o whether there are other persons to those listed above who should be given Interested Person Status. __
I can confirm that this decision has been made by a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status.
Decision Made : Permitted
Date: 01.03.2023
Determining officer Signed : J SINGLETON
Jason Singleton
Principal Planner
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