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Application No.: 20/01368/B Applicant: Mr Richard Wadsworth Proposal: Alterations and erection of a lobby to main entrance elevation and replacement conservatory to side elevation Site Address: Royal Court Arbory Road Castletown Isle Of Man IM9 1RA Principal Planner: Miss S E Corlett Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 11.01.2021 _________________________________________________________________
C : Conditions for approval N : Notes attached to conditions 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 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
This application has been recommended for approval for the following reason. The application accords with General Policy 2 of the Strategic Plan.
Plans/Drawings/Information;
This decision relates to drawings 2011-PL-001, 2011-PL-002, 2011-PL-3101, 2011-PL-3111, 2011-PL-1100, 2011-PL-3100, 2011-PL-3101, 2011-PL-1110, 2011-PL-3110, 2011-PL-1111 all received on 1st December, 2020.
_______________________________________________________________ Interested Person Status – Additional Persons None _____________________________________________________________________________ Officer’s Report THE SITE
1.1 The site is the curtilage of an existing office building situated on the north eastern side of Arbory Road towards the western edge of Castletown. There is a large office building on the site and the associated car parking and landscaping. THE PROPOSAL - 2.1 Proposed is the replacement of an existing glazed conservatory with a solid walled and slate roofed annex and the introduction of a new flat roofed entrance which is suitable for disabled users. Also proposed is the introduction of a pedestrian door in the rear of the building.
2.2 The applicant explains that the building has suffered from a lack of maintenance, overheating and is presently unsuitable for the increase in staff working there. Many of the solutions involve internal works or repairs or other work which individually or cumulatively are not subject to planning control. A separate application will be submitted for the increase in parking provision within the site. - 2.3 They explain that the new entrance will allow level access for disabled users and that the existing sun room is prone to leaking and the replacement curtain walled structure will be better performing. Both new structures will be finished in grey aluminium framing supported by lightweight steel framed structures also in grey which they feel will complement the existing building.
3.1 The site lies within an area designated on the Area Plan for the South as Offices. There is no change in the proposed use of the building which remains consistent with the land use designation.
3.2 As such, the following parts of the Strategic Plan are relevant:
General Policy 2: "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:
4.1 The site has been the subject of a number of previous applications, none of which is considered relevant to the consideration of the current application. REPRESENTATIONS - 5.1 Highway Services have no highway interest in the application (24.12.20). ASSESSMENT - 6.1 The issues in this case are whether the proposed works would have any adverse effect on the character and appearance of the property, whether there would be any impact on the living conditions of those in adjacent property and whether there would be any impact on those using the building, all encompassed in GP2 as above.
6.2 The works will change the appearance of the building through the replacement of the conservatory and the introduction of the lobby however these elements are very small in terms of the scale of the overall building to which they will be attached and will overall have a modest impact which is not considered adverse due to the character and appearance of the existing building which is relatively new.
6.2 The works will not affect the living conditions of those in adjacent properties which are some distance away from the proposed works and they will not add any opportunities for overlooking or inter-visibility which are not already in existence. - 6.3 The works will enable a wider range of persons to access the building and for it to better respond to the requirements of the Equality Act 2017. The replacement conservatory will be better thermally and structurally.
7.1 The proposed works are considered to accord with the provisions of General Policy 2 of the Strategic Plan and the application is supported. INTERESTED PERSON STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons:
I can confirm that this decision has been made by the Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status
Decision Made : Permitted Date : 13.01.2021 Determining officer
Signed : S BUTLER Stephen Butler Head of Development Management
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