Officer Planning Report Recommendation

Planning Report And Recommendations {{table:494846}} ### Considerations {{table:494844}} ### Written Representations ### Consultations {{table:494845}}

Officer's Report

THE APPLICATION SITE AND PROPOSED DEVELOPMENT The application site comprises a parcel of land located off Harbour Road in Onchan. The proposed development comprises the erection of a replacement electricity sub-station on the application site. PLANNING HISTORY

The land surrounding the application site has been the subject of a number of previous planning applications and currently has extant planning approval for a development of sheltered housing.

REPRESENTATIONS Onchan District Commissioners recommend that the planning application be approved. The Department of Transport Highways Division do not oppose the planning application. PLANNING POLICY

In terms of local plan policy, the application site is located within a wider area of land that is designated as tourism under the Onchan Local Plan.

In terms of strategic plan policy, 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:

• (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."

ASSESSMENT

The planning application seeks approval for the erection of a replacement electricity sub-station on the application site.

The proposal is understood to be associated to the extant planning approval for sheltered housing on the surrounding land, with the design of the building reflected this. The proposed development is considered to have little impact on public amenity, private amenity or highway safety. As such, the proposal accords with General Policy 2 of the Isle of Man Strategic Plan 2007.

It is recommended that the planning application be approved.

PARTY STATUS

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

Onchan District Commissioners; and The Department of Transport Highways Division.

Recommendation

Recommended Decision: Permitted Date of Recommendation: 27.01.2010 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 drawing no.s K161/P/10-20, K161/P/10-21 and K161/P/10-22 date stamped the 17th December 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 : ....4/2/10............ Signed : ....4/2/10............ Senior Planning Officer 27 January 2010 09/02055/B Page 2 of 2