**Document:** Officer Planning Report **Application:** 10/01102/B — Erection of an external staircase **Decision:** Permitted **Decision Date:** 2010-09-21 **Parish:** Rushen **Document Type:** report / officer_report **Source:** https://planningportal.im/a/36669-rushen-brows-bay-view-road-external-staircase/documents/1356555 --- # Officer Planning Report ## Planning Report And Recommendations [Table omitted in markdown export] ### Considerations [Table omitted in markdown export] ### Written Representations ### Consultations [Table omitted in markdown export] [Table omitted in markdown export] ### Officer's Report #### The Site The site represents the curtilage of an existing three and a half storey building which fronts onto Bay View Road opposite the site of the recent landslip. The property is one of a terrace of three properties between Gelling's Avenue and the New Baptist Church to the south. The property to the north has living accommodation above the Discover Diving centre which is open Tuesday to Friday 1330hrs - 1730hrs, Saturdays 0930hrs - 1730hrs and Sundays 1000hrs -1200hrs. To the south is the Good Luck Chinese take-away. The village has a small concentration of shops and services between the primary school (Scoill Purt Le Moirrey) and the Baptist Church, including a chemist's and premises with permission for a chemist's shop, a picture framer's and art shop, newsagent's, a grocer's (Co-operative), post office (presently being advertised for sale/lease as an investment) and a number of catering establishments - an Indian restaurant, Chinese take-away and Horizon restaurant. One of the units (Unit 3R) in the Ports of Call facility is presently available for rent. The application building has a large sliding sash window at ground floor level to the right of the shop front door and a large plain shop window to the left with a pedestrian door to the right of the sliding sash window. Above, the building accommodates arched headed casement windows on the first floor, round headed windows on the second floor and a round headed single window in the roof area. None of the windows fit the shape of the aperture. The building is finished in painted render and the building to the left is virtually identical and that to the right is the same in detail but finished in brick. The ground floor is a commercial unit and about to the occupied by a hairdresser. The upper floors are a single residential unit. ## Planning Status The site lies within an area of Worship on the Town and Country Planning (Development Plan) Order 1982. On the draft Southern Area Plan which was published on 23rd October, 2009 the site is identified as Mixed Use, which more accurately reflects its use. The building was last used as a shop on the ground floor and living accommodation above although the premises have been vacant for ten years. ### The Proposal Now proposed is the installation of a fire escape at the rear of the property to an existing first floor door which is on a similar level to the rear car parking area. The stair case is to be constructed in metal with two flights at right angles to each other. ### Representations Port St. Mary Commissioners indicate that they do not oppose the application. ### Assessment The proposal should be considered in respect of the provisions of General Policy 2 of the Strategic Plan which 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 space 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 adverse 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; I) 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." In this case the impact of the staircase will be in respect of the change in the appearance of the rear of the property and this change in appearance is not considered to be detrimental. At present there is a ramp to the door which is not attractive and this will be replaced with the staircase. ### Party Status The local authority is, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d), considered an "interested person" and as such should be afforded party status. ## Recommendation Recommended Decision: Permitted Date of Recommendation: 27.08.2010 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 staircase as shown in drawings 1003/01 - 14 inclusive, all received on 22nd July, 2010. I confirm that this decision accords with the appropriate Government Circular delegating functions to the Senior Planning Officer. Decision Made : Permitted Date : Signed : Senior Planning Officer --- *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/36669-rushen-brows-bay-view-road-external-staircase/documents/1356555*