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Application No.: 09/02006/B Applicant: Northville Estates Ltd Proposal: ** Erection of a storage building to new of Site Address: To Rear Of 46 Bucks Road Douglas Isle Of Man IM1 3AD ### Considerations Case Officer: Ms Henrietta Hopkins Photo Taken: 17.02.2010 Site Visit: 17.02.2010 Expected Decision Level: Senior Planning Officer ### Written Representations ### Consultations Consultee: Highways Division Notes: No objection Consultee: Douglas Corporation Notes: no objection. Consultee: Drainage Division Notes: No objection in principle subject to:-
The application site relates to No. 46 Bucks Road. The property is a terraced located in an established residential area.
The applicant proposes a three storey rear storage building. The building will project 9.7 metres from the original rear wall of the building, and have a width of 5.7 metres. The building will have a maximum height of 8.4 metres.
The application site is located within an area identified as 'Predominantly Residential' in the Douglas Local Plan 1998. The Isle of Man Strategic Plan 2007 contains a policy which is considered specifically material to the determination of the application – General Policy 2.
General Policy 2 states the following:
"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:
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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 local highways; j) can be provided with all the 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."
Paragraph 8.12.1 states the following: "As a general policy, in built up areas not controlled by Conservation Area or Registered Building Policies, there will be a general presumption in favour of extensions to existing property where such extensions would not have an adverse impact on either adjacent property of the surrounding area in general."
Environment Policy 36 states the following: "Where development is proposed outside of, but close to, the boundary of the Conservation Area, this will only be permitted where it will not detrimentally affect important views into and out of the Conservation Area."
PLANNING HISTORY 96/01439/C - Change of use from take-away to restaurant unit - Permitted (29th January 1997)
Department of Transport have requested further information in order to asses the application. They require information on whether there will be daily vehicular access to the site, and if so, what type of vehicles will be used.
The Drainage Department have raised no objection in principle. The surface and foul water drainage from the existing and proposed rear extension must be separated and combine at the curtilage boundary at the rear of the property. Exact details of the drainage layout must be provided to the Borough of Douglas Drainage Section for approval, prior to any work commencing on site.
Douglas Corporation have raised no objection to the proposed development.
The application site is located within a 'Predominantly Residential Area' in the Douglas Local Plan 1998. Given the nature of the proposed development it is therefore appropriate to assess the proposal against the policy identified earlier within the report (i.e. General Policy 2 and Environment Policy 36 of the Isle of Man Strategic Plan 2007).
The proposal is for a large three storey extension to the rear of the property. Other terraces within this small block have also had rear extensions built to the rear boundary line providing vehicular access on the ground floor. Material will be used to match the existing with smooth sand/cement render to the external wall of the property and a slate like roof. It is therefore considered that given neighbouring properties have similar extensions, the use is for storage only, and materials will be used to match the existing the proposed extension will not to be out of character with the surrounding area. Although the property and its curtilage are not within a Conservation Area, it borders Windsor Road Conservation Area and therefore Environment Policy 36 will be relevant. It is considered that as the extension is down a alleyway it will not affect the views of the Conservation Area.
With regard to the comments received from the Highways Adviser, contact was made with the applicant asking what the storage would be used as. A letter was received by the agent on the 22nd February 2010 stating the following: "The primary use of the ground floor is as secure garaging for the client's vintage sports car which is used once or twice a month in the summer only. The upper two floors of the storage are principally for long-term storage of my clients documents and furniture, and once in place will not be accessed more than 3 or 4 times a year, and then only by a small van or car." Subsequently after receiving further information, the Department of Transport raised no objection to the proposed development as it will cause no traffic management, parking or road safety implications.
The other main issue to consider is whether the proposed development will have a detrimental impact on neighbouring properties. Property No. 42 already has a large rear extension and therefore to allow this proposal could have a detrimental impact on properties either side of the subject. Contact was therefore made with Environmental Health to see if the properties either side have flats above the existing shops. Environmental Health commented the following: "Looking at Douglas Corporations Flat register there are no "registered" flats above these properties, however, in the past flats which are owned and occupied by the proprietor of the shop have not required registration therefore they may be occupied." On site it was difficult to tell if there are flats above the shops and therefore on a second site visit, I asked owners of both of the properties either side of the subject property (No's 44 and 48) whether there flats above to which the response was no. Consequently as the property will only be used for storage, no windows are proposed in the gable elevations and there are no flats either side of the subject property, it is considered that the proposed rear extension is acceptable subject to conditions.
For these reasons the proposal is considered acceptable and it is recommended that the planning application be permitted.
It is considered that the following parties, who submitted comments, accord with the requirements of Planning Circular 1/06 and are therefore, afforded Interested Party Status.
Department of Transport and Drainage Division Douglas Corporation
Recommended Decision: Permitted
Date of Recommendation: 17.03.2010
N : Notes attached to conditions R : Reasons for refusal
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
This approval relates to the submitted Drawing Nos. 0134/39/P-01, 0134/39/P02, 0134/39/P03 and P/0134/39/P05 received on 9th December, 2009.
The extension hereby permitted shall be used as storage only as stated in the letter received on the 22nd February 2009.
I confirm that this decision accords with Government Circular No 09/09 Delegation of functions, 10/09 Delegation of Functions (Development Procedure), GC No 11/09 (Advertisements) and GC No 12/09 (Registered Buildings) all to the Senior Planning Officer
Decision Made : Permitted Date : Signed : Senior Planning Officer
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