**Document:** Officer Report **Application:** 16/00872/B — Erection of an extension **Decision:** Permitted **Decision Date:** 2016-10-06 **Parish:** Braddan **Document Type:** report / officer_report **Source:** https://planningportal.im/a/21357-braddan-45-46-derby-square-extension/documents/1145113 --- # Officer Report **Application No.:** 16/00872/B **Applicant:** Axle Investments **Proposal:** Erection of an extension **Site Address:** 45 - 46 Derby Square Douglas Isle of Man IM1 3LP Case Officer : Mr Jason Singleton **Photo Taken:** 13.09.2016 **Site Visit:** 13.09.2016 **Expected Decision Level:** Planning Committee ## Officer’s Report THIS APPLICATION IS REFERRED TO THE PLANNING COMMITTEE DUE TO THE PLANNING HISTORY OF THE SITE ## APPLICATION SITE 1.1 The application site is the curtilage of National Tyre Service Ltd located on the western side of Derby Square in Douglas, including the car parking area to the south of the workshop. The car park adjoins the site to the south of the main buildings which are single storey. The car park has an area of around 775 sq m with space for up to 15 cars. - 1.2 The existing building is unique to the area and is a long standing commercial operation sitting within a residential area. The building is a gable fronted metal frame construction with brick/stone walls and a roller shutter door centrally located and timber windows either side in a 3 over 3 glazing pattern. The building measures 12m wide and 18.8m long (area 225 sq m) which is set back from the highway by 5m. The height of the building to the ridge is 7.3m. - 1.3 The workshop building is strikingly different to the immediate surrounding area, which is characterised by tall Victorian terraced dwellings with a centrally placed Victorian garden. The properties have a rendered finish and a bounded by low rise rendered walls to the front. The application site is within the Windsor Road Conservation Area. - 1.4 Within the Conservation area Appraisal, It is noted that many buildings still retain a high level of their original features to the front elevations. The majority of the buildings are stone built with stucco facades and vertical sliding sash windows. They were embellished with mouldings, columns and cast/wrought iron balconies. (Para 5.2 page 18) The west side of Derby Square; No's 47-58 are noted for their characteristic traits with the terrace being at a higher level of the site with all properties featuring steps up to the front door; the inclusion of ironwork balconies to the front is noted and with erosion of these over the years would be a welcomed reinstatement along its length and some of the mouldings have been lost from above the window heads. There is no mention of the application site. THE PROPOSAL 2.1 Proposed is to construct a single storey lean to extension on to the car park in order to provide ancillary accommodation; reception, office and paper storage) outside of the garage working area, creating an accessible public toilet facility and public waiting area. This will allow for proper storage of the tyres and dedicated indoor working areas. - 2.2 The proposed extension would measure 5.5m wide and 16m long (88 sq m floor area) with a mono pitched roof tying into the underside of the existing roof profile tapering down to a height on - 3.2m. The front elevation would feature a single pedestrian door and a glazed window with Georgian bar glazing to match those on the front façade of the workshop. The side elevation would see the same sized windows being installed to serve the waiting area and office. A smaller sized window would be installed between these two, serving the customer bathroom. PLANNING HISTORY 3.1 13/00780/B - Rebuilding of perimeter wall (retrospective) - Approved. This application gained approval for the existing car park wall to be demolished and replaced with a rendered concrete wall. - 3.2 11/00988/B - Re- roofing workshop building. Approved. This application sought to re-roof the building. The existing roofing was profile asbestos. It was replaced with platsicol sheeting in a colour called "Merlin Grey". ## DEVELOPMENT PLAN POLICIES 4.1 In terms of local plan policy, the application site is within an area designated as Predominantly Residential under the Douglas Local Plan Order 1998 Map (South). The existing use is therefore non-conforming. 4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2016 contains one policy that is considered specifically relevant to the assessment of this current planning application: - 4.3 Environment Policy 35 states "Within Conservation Areas, the Department will permit only development which would preserve or enhance the character of appearance of the area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development." REPRESENTATIONS 5.1 Douglas Borough Council and Highway Services have no objection (18/08/16 & 06/09/16). ASSESSMENT - 6.1 The fundamental issues to consider in the assessment of this planning application are; (i) the impact of the proposed development on the character and appearance of the building, (ii) the impact of the proposal on the street scene and that of the Conservation area. 6.2 The starting point for this application is Environment Policy 35, this policy indicates that development within Conservation Areas will only be permitted if they would preserve or enhance the character or appearance of the Area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development. - 6.3 The proposed extension to the side of the property would be low profile and finished to match the existing building, helping the built form to be in keeping and minimise its appearance. The use of traditional styled windows and matching window cill heights helps to soften appearance and would go some way to create a smarter appearance to the building, bearing in mind the building has not been altered since its first construction. The proposed use would be justifiable to allow better working conditions within the building and better facilities for members of the public visiting the tyre repair shop. - 6.4 In considering the application with regard to being in a conservation area, it sits in a setting where there are diverse forms of character within the Victorian streetscape. The application site is unusual and arguably negative in its otherwise Victorian setting and certain elements of the application aim to preserve the character of the area whilst not significantly increasing, changing or intensifying the activity on the site. 6.5 It is considered the proposed side extension would not detract from those notable features as previously mentioned in the areas character appraisal and would not harm the character of the property or that of the street scene. RECOMMENDATION 7.1 Overall, it is concluded that the planning application is in accordance with aforementioned General Policies of the Isle of Man Strategic Plan 2016 and is recommended for approval. INTERESTED PERSON STATUS - 8.1 In line with Article 6(4) of the Town and Country Planning (Development Procedure)(No2) Order 2013, the following Persons are considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to the application: the applicant or, if there is one, the applicant's agent; the owner and occupier of the land the subject of the application; Highway Services, and the Local Authority in whose district the land the subject of the application sits. ----------------------------------------------------------------------------------------PLANNING COMMITTEE NOTE 03.10.16 The Planning Committee considered during deliberations that although the proposed extension would not enhance the Conservation Area it would assist in improving the site in terms of overall tidiness and imposed a condition requiring the rest of the site to be kept clear. This was supported by DOI Highways as it would also serve to keep the parking spaces available for parking. C2. There shall be no external storage of goods or the display of articles for sale on the site edged red on plan 35524.06 dated 28 July 2016. Reason: To ensure that the proposed development will not prejudice the general appearance of the locality and in the interests of highway safety. Recommendation Recommended Decision: Permitted Date of Recommendation: 14.09.2016 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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals. - C 2. There shall be no external storage of goods or the display of articles for sale on the site edged red on plan 35524.06 dated 28 July 2016. Reason: To ensure that the proposed development will not prejudice the general appearance of the locality and in the interests of highway safety. This approval relates to drawings submitted on the 28th July 2016, referenced 35524.01, 35524.02, 35524.03, 35524.04, 35524.05 and 35524.06. I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to it under the appropriate delegated authority. Decision Made : Permitted Committee Meeting Date: 03.10.2016 Signed : L Kinrade Presenting Officer Further to the decision of the Committee an additional report/condition reason was required (included as supplemental paragraph to the officer report). Signatory to delete as appropriate YES/NO See above ## Customer note ## This copy of the officer report reflects the content of the file copy and has been produced in this form for the benefit of our online services/customers and archive records. --- *Data sourced from the Isle of Man public planning register under the [Isle of Man Open Government Licence](https://www.gov.im/about-this-site/open-government-licence/).* *Canonical page: https://planningportal.im/a/21357-braddan-45-46-derby-square-extension/documents/1145113*