Planning Officer Report

Planning Officer Report And Recommendations {{table:16391}} {{table:16390}}

Officer's Report

Introduction

1. The application seeks approval for the replacement of the existing patio doors with windows and doorway in a modern detached dwelling in a residential area. The application is considered to be acceptable and is in accordance with the relevant policies of the Isle of Man Strategic Plan.

The Site

1. The application site is the curtilage of 1 The Falls, Tromode, Douglas which is a detached dwelling within its own grounds. The dwelling is fairly well screened from the main public thoroughfares with a number of mature trees and boundary wall and gates.

The Proposal

1. The application seeks approval for the replacement of the existing patio doors with windows and a doorway.

1. The patio doors would be replaced with a PVC rosewood woodgrain windows side opening, and a pair of French doors with a fixed window adjacent. The openings would be blocked up as necessary and would be finished to match the existing dwelling.

Planning History

1. The previous planning applications are not considered specifically material in the assessment of the current application.

Development Plan Policies

1. The application site is in an area zoned as "Predominantly Residential" identified on the Braddan Local Plan 1991. It is appropriate to consider General Policy 2 of the Isle of Man Strategic Plan (20th June 2007).

1. General Policy 2

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.

Consultations

1. Highways Division has not commented
2. Braddan Commissioners has not commented

Assessment

1. The proposed development would be to the rear of the dwelling and would not be visible from the main public thoroughfares. It is considered that the proposed works would be minor and would not significantly alter the character and appearance of the dwelling or the amenities of local residents.
2. For the above reasons the application is considered to be acceptable and is recommended for approval.

Party Status

1. The local authority, Braddan Commissioners 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.
2. The Department of Transport Highways and Traffic Division is now part of the Department o. Infrastructure of which the planning authority is part. As such, the Highways and Traffic Division cannot be afforded party status in this instance.

Recommendation

Recommended Decision: Permitted Date of Recommendation: 17.02.2012 Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal

O : Notes attached to refusals

C 1.

The use must be taken up within four years of the date of this notice in order for this approval to remain valid after that time.

C 2.

This permission relates to the replacement of the existing patio doors with windows and doorway as shown in drawings Ref 001, Ref 002, Ref 003 and Brochure Details received 17th January 2012.

I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager/ Senior Planning Officer.

Decision Made: Permitted Date: 21/2/12

Determining officer (delete as appropriate)

Signed: Anthony Holmes Senior Planning Officer

Signed: Sarah Corlett Senior Planning Officer

Signed: Michael Gallagher Director of Planning and Building Control

Signed: Jennifer Chance Development Control Manager