Officer Report

Application No.: 14/01228/B Applicant: Haven Homes Ltd Proposal: Demolition of existing masonry staircase, erection of a timber balcony and installation of a replacement glazed door Site Address: Pinewood Complex Laburnum Road Douglas Isle Of Man IM2 1DE Case Officer : Mr Chris Balmer Photo Taken: 06.11.2014 Site Visit: 06.11.2014 Expected Decision Level: Officer Delegation

Officer’s Report

1.0 THE APPLICATION SITE - 1.1 The application relates to the Pinewood public house, Laburnum Road, Douglas, which is a relatively modern public house set in the still-under construction Pulrose housing estate and adjacent some public open space. It is three storeys in height, with cream render and a pitched roof that has brown concrete ridged tiles. A small canopy skirts around part of the building above the ground floor.

2.0 THE PROPOSAL - 2.1 Approval is sought for the demolition of existing masonry staircase, erection of a timber balcony and installation of a replacement glazed door to the side elvation (west).

3.0 PLANNING HISTORY - 3.1 The site has two planning applications considered of material relevance to the determination of this application:

• o 13/91281/B - Alterations and extension of existing canopy to form a smoking shelter APPROVED
• o 13/00261 - Erection of an canopy over rear doorway - APPROVED

4.0 PLANNING POLICY - 4.1 In terms of local plan policy, the application site is within an area recognised as being predominantly residential under the Douglas Local Plan 1998. - 4.2 In terms of the Isle of Man Strategic Plan 2007, one policy is considered relevant. General Policy 2 states (in part): '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, and

• (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan'

5.0 REPRESENTATIONS - 5.1 The Douglas Borough Council has no objection (received on 11.11.2014).

6.0 ASSESSMENT - 6.1 Owing to the location of the proposal, and nature of the use resulting, the primary considerations in this assessment are its appropriateness in terms of the design, and also the likely impact on neighbouring residential amenity. - 6.2 The proposed works would be apparent when viewed to the west of the site, given there is a large area of open space immediately adjacent to the site. The works would be rather modest in size, and given this and the size of the building the alterations will have little visual impact to the area or upon the appearance of the individual building. - 6.3 The proposal would provide a first floor balcony area; however, given its position and distance from any residential properties, it is not considered any significant overlooking and/or disturbances would occur. Accordingly, there would be a limited impact on neighbouring amenity.

6.5 For these reasons, no objection is raised in respect of General Policy 2 of the Strategic Plan. - 7.0 RECOMMENDATION

7.1 It is recommended that the application be approved. - 8.0 PARTY 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.

Recommendation

Recommended Decision: Permitted

Date of Recommendation:

03.12.2014

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 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.

-----------------------------------------------------------------------------------------------------------This approval relates to drawings reference number 1191-4-1 received on 24th October 2014.

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

Decision Made : Permitted Date : ……5/12/14….. Determining officer (delete as appropriate) Signed :…………………………………….. Chris Balmer Senior Planning Officer Signed :………S Corlett.. Sarah Corlett Senior Planning Officer Signed :…………………………………….. Michael Gallagher Director of Planning and Building Control Signed :…………………………………….. Jennifer Chance Head of Development Management