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Application No.: 20/00728/B Applicant: HBOT IOM Ltd Proposal: Alterations and erection of extension Site Address: Hyperbaric Chamber Peel Road Douglas Isle Of Man IM1 5ED Planning Officer: Mr Peiran Shen Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 15.09.2020 _________________________________________________________________
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 10, 11 and 13 of the Strategic Plan.
Plans/Drawings/Information; This approval relates to the submitted documents, site plan, and drawing no. JTM1907A-P-01 and JTM1907A-P-02 all date-stamped as having been received on 8th July 2020. _______________________________________________________________
None _____________________________________________________________________________
1.0 THE SITE - 1.1 The site is the curtilage of Douglas Fire Station, Peel Road, Douglas, located on the west of Peel Road and east of the River Glass. The Hyperbaric Chamber is a single-storey bungalow with its elevations bearing the semblance of a shed, located at the southwest corner of the site.
1.2 The building covers a span of 16m measuring east to west while its north-south span is 12m. The single-storey property has plant rooms sitting north and south of the structure connected to an outer yard, which is bounded by a timber fence. There is a porch situated at the entrance on the right of the front elevation. The property has direct access to the parking spaces within the site of the fire station.
2.0 THE PROPOSAL - 2.1 Proposed is the alterations and erection of an extension of the Hyperbaric Chamber. - 2.2 The extension will require the relocation of the rear plant room from the rear elevation to the front elevation. This works will be built to partly enclose the plant room on the front elevation and take up sections of the external yard in front of the property. The new plant room will be built in an L-Shaped form and have its main entrance on the west elevation of the property. - 2.3 Additional works will involve modifying the plant room on the front elevation. The length of the plant room will be stretched out towards the entrance porch, with an approx.
2.5 There will also be a flat-roof extension at the southwest corner. An L-shaped extension, approx. 2.4m in width surrounds the south and west elevation and conjoining with the existing flat roof extension on the south elevation. It is approx. 9.0 m on the west elevation and 8.9m on the south elevation. - 3.0 PLANNING HISTORY
3.1 Erection of an extension to accommodate a third hyperbaric chamber was approved under PA 09/00010/B and Alterations and extension to rear plant room were permitted under 19/00522/B. - 4.0 PLANNING POLICY
4.1 The site is identified on the Douglas Local Plan 1998 (Map 2) as an Area of Buildings for Civic, Cultural or Other Special use. The site is not within a Conservation Area. Due to the fact that the site is situated near the River Glass, the site was assessed to determine if it was prone to flooding. The Douglas Flood Map 2(2017) showed that the site is prone to flooding; hence this must be taken into consideration for any development on the site.
4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2016 contains the following policies that are considered materially relevant to the assessment of this current planning application: - 4.3 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:
4.4 Environment Policy 10 states: "Where development is proposed on any site where in the opinion of the Department of Local Government and the Environment there is a potential risk of flooding, a flood risk assessment and details of proposed mitigation measures must accompany any application for planning permission. The requirements for a flood risk assessment are set out in Appendix 4." - 4.5 Environment Policy 11 states: "Coastal development will only be permitted where it would not:
4.6 Environment Policy 13 states: "Development which would result in an unacceptable risk from flooding, either on or off-site, will not be permitted."
5.1 Douglas Borough Council has no objection on this application (27/07/2020).
5.2 DoI Highway Services does not oppose to this application (04/08/2020). - 5.3 DEFA Fisheries initially requested the 9m development form (24.07) and then indicated no objection on this application (04/08/2020).
6.1 The issues, in this case, are the principle, whether the proposed extension would have any adverse impact on the appearance and character of the building itself or the amenity of the street scene, and whether there is any adverse impact on parking. It is important to consider whether the proposal will increase the risk of flooding.
6.2 The proposal is not drastically differnt from the previous approval and therefore there is no concerns regarding the minor modifiations proposed to the extension on the front elevation. - 6.3 Regarding the extension on the southwest corner, although it is visible across the river, there are existing structures obscure public view from the road. In addition, the flat roof design still fit in with the setting is not drastically different from the existing plant room at the rear of the property and is therefore considered acceptable. - 6.4 In terms of Environment Policy 10 in this instance no flood risk assessment has been done, however it is only a small increase in the size of the building ( not hardstanding) and that which was approved in 2019 and there is no change to the existing site levels, and as such the building will not be exposed to more flood vulnerabilities than already is in the present state.
6.7 Overall, it is considered that the level of development contained within the proposal is relatively modest and in keeping with the character of the existing building. - 7.0 CONCLUSION
7.1 The proposal is considered to comply with General Policy 2, Environment Policy 10, 11 and 13of the Strategic Plan. Therefore, it is recommended for an approval. - 8.0 INTERESTED PERSON STATUS
8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons:
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.
Decision Made : Permitted Date: 15.09.2020 Determining officer
Signed : A MORGAN Abigail Morgan Principal Planner
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