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| Application No.: | 13/91281/B |
| Applicant: | Heron & Brearley |
| Proposal: | Alterations and extension of existing canopy to form a smoking shelter |
| Site Address: | Pinewood Complex |
| Laburnum Road | |
| Douglas | |
| Isle Of Man | |
| IM2 1DE |
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.
2.1 Approval is sought for the extension of the roof canopy at the side of the building and above a side door to the public house to provide a smoking shelter.
2.2 The door canopy extension would measure 5.2m in length and 1.7m in width. The eaves would match those of the existing canopy – 2.4m – while the roof itself would extend slightly higher than the existing canopy, owing to the building recessing by 0.8m at the point the canopy would be installed.
3.1 The site has one planning application considered of material relevance to the determination of this application:
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:
| Case Officer: | Mr Edmond Riley |
| Photo Taken: | 27.11.2013 |
| Site Visit: | 27.11.2013 |
| Expected Decision Level: | Officer Delegation |
5.1 The Highways Division has no objection.
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 Roof materials would match the roof and canopy of the existing building, while an existing opening and window would be blocked up and rendered, again to match the existing building. The design complements the existing building and the proposed canopy, by reason of its small size and location to the side of the building, would have limited impact on the character and appearance of the wider area. 6.3 There would be a limited impact on neighbouring amenity; the surrounding residential development overlooks the site and, while smoking shelters can bring with them occasional anti-social behaviour impacts in terms of noise or smells, the distances to the nearest houses is such as to reduce the impact to acceptable levels. Its use would not introduce patrons to this side of the pub, which is already accessible, and so any impact in respect of residential amenity would be a small extenuation of that already existing. 6.4 It is noted that an extant approval for a smoking shelter already exists to the rear of the public house. The impact of both smoking shelters being erected is not considered likely to be materially different to the erection of one such shelter on the basis that the presence of two will not result in double the usage - merely in choice to the public house patrons. Moreover, advice was sought from the agent (who also acted as agent for the earlier 2013 approval) requesting advice as to whether the smoking shelter approved earlier this year could be moved to a different location on the public house. This suggests that just one of the shelters would be erected if the current application were approved. On the basis of this and the previous paragraph, however, it is not considered that a Planning condition restricting the installation of one or other of the smoking shelters would be necessary to append to an approval if one may be forthcoming. 6.5 On this basis, no objection is raised in respect of General Policy 2 of the Strategic Plan.
7.1 It is recommended that the planning application be approved with conditions.
8.1 The Highway Division is, by virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, Article 6 (4) (d), considered an "interested person" and as such should be afforded interested person status.
Recommended Decision: Permitted
Date of 02.12.2013 Recommendation:
N : Notes attached to conditions R : Reasons for refusal 0 : 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. The development hereby permitted shall not be carried out except in full accordance with the following plans, date-stamped as having been received on 31st October 2013: 1310-PW-100 Rev A, 1310-PW-101 and 1310-PW-200 Rev D.
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 : Determining officer (delete as appropriate) Signed : Anthony Holmes Senior Planning Officer Signed : Michael Gallagher Director of Planning and Building Control
Signed : Sarah Corlett Senior Planning Officer Signed : Jennifer Chance Development Control Manager
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