Planning Officer Report

Officer's Report

Application No.:	12/01070/B
Applicant:	Scott Lapping
Proposal:	Creation of additional hard standing and erection of canopy over front door
Site Address:	9 Cool Close Douglas Isle Of Man IM2 2HH
Case Officer:	Mr Jamie Leadbeater
Photo Taken:
Site Visit:	14.08.2012
Expected Decision Level:	Officer Delegation

The Application Site

1. The application site is the residential curtilage of two storey semi-detached dwelling on Cool Close, in Douglas. The site is located within a large housing development between the Isle of Man Business Park and Pulrose golf course.

1. The application property has a pitched concrete tiled roof and is finished in pebbledash. The front elevation of the property is set approximately 7 metres back from the residential highway. A narrow concrete driveway exists to the front of the property whilst garden space is also present at the front, and to the side and rear of the dwelling. A public footpath runs along the boundary with the garden space to the side of the application property.

The Proposal

1. Proposed is the erection of a canopy above front door and creation of additional hard standing to front and side elevations. The hard standing will be finished in brick pavour and also replace the existing concrete driveway.

Planning History

1. The application site has been the subject of a number of previous planning applications, three of which are considered specifically material to the assessment of this current planning application:

12/00601/B – Erection of single storey extension to side elevation – Approved. 02/00073/B - Erection of fence to lane boundary – Approved. 94/01220/B - Extension to create additional living accommodation – Approved.

Planning Policy

1. The application site falls within an area designated as Predominantly Residential Use in the Douglas (South) Local Plan 1998. There are no policies that accompanies the local

plan, which are considered specifically material to the assessment of the planning application.

1. The Isle of Man Strategic Plan 2007 contains one policy that is considered specifically material to the assessment of this current planning application. 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:

• (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;
• (g) does not affect adversely the amenity of local residents or the character of the locality".

Representations

1. Douglas Borough Council has no objection to the proposal.
2. The Highways Division do not oppose the proposal as it has no adverse traffic management, parking or road safety implications. The applicant shall contact the Network Operations Section of the Department of Infrastructure prior to carrying out works within the highway, including the installation of dropped kerbs.

Assessment

1. The proposed canopy above the front door is modest in scale and is proportionate to the size of the front elevation. The design of the canopy is considered to be sympathetic to the character of the dwelling and adjoining semi-detached dwelling. The proposed hard-standing area would not be out of keeping with the street-scene and not all of it will be readily visible from the public highway. Overall, the level of development is modest and would not adversely affect the character of the application property, street-scene or public amenity. As such, the proposal complies with the relevant provisions in General Policy 2 in the Isle of Man Strategic Plan and is therefore considered acceptable.

Recommendation

1. It is recommended that the planning application be approved.

Party Status

1. It is considered that the following parties that made representations to the planning application should be afforded interested party status:

The local authority, Douglas Borough Council are, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5)(d), considered "interested persons" and as such should be afforded party status.

1. It is considered that the following parties that made representations to the planning application should not be afforded interested party status:

The Department of Transport Highways and Traffic Division is now part of the Department of 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: 03.09.2012

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 approval relates to the erection of a canopy above front door and the creation of larger hard standing area to front and side elevations, as shown in drawing no. 12/06/04, received on 30th July 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 : 03.09.2012

Determining officer (delete as appropriate)

Signed : _________________________ Signed: _________________________ Anthony Holmes   Sarah Corlett Senior Planning Officer  Senior Planning Officer

Signed : _________________________ Signed: _________________________ Michael Gallagher   Jennifer Chance Director of Planning and Building Control  Development Control Manager