DEC Officer Report

PLANNING OFFICER REPORT AND RECOMMENDATION

Application No.: 22/00316/B Applicant: Sir Robert Goff Proposal: Alterations including replacement roof tiles, staircase, creation of window for existing doorway and removal of flue to ground and first floor rear elevation and extension Site Address: 17 Castle Street Douglas Isle Of Man IM1 2EX Planning Officer: Mrs Vanessa Porter Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 16.05.2022

Conditions and Notes for Approval

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 proposal complies with General Policy 2 of the Isle of Man Strategic Plan 2016

Plans/Drawings/Information; This decision relates to the following plans and drawings, date stamped received on 14th March 2022;

• o Location Plan
• o Drawing No. 1599.1
• o Drawing No. 1599.2 _______________________________________________________________

Interested Person Status

Additional Persons

None _____________________________________________________________________________

Officer’s Report

THE APPLICATION SITE

1.1 The application site is within the curtilage of 17 Castle Street, Douglas, which is a four storey property situated to the South East of Market Street, to the West of the main high street. - 1.2 The works proposed are situated to the rear of the property within the rear courtyard. THE PROPOSAL

2.1 The current planning application seeks approval for regeneration works to the rear outrigger which include but not limited to;

• - removal of existing flue
• - replacing rainwater goods with dark uPVC sections
• - replacement of metal fire escape
• - re-rendering with sand cement
• - new uPVC external door
• - removal of existing door and replacement with casement window
• - replace existing casement window to first floor level
• - re-roofing outrigger with dark concrete interlocking roof tiles
• - removal of existing ground floor annex

PLANNING HISTORY

3.1 The previous applications are not relevant in the assessment of this application. PLANNING POLICY - 4.1 The site lies within an area zoned as Predominantly Residential on the Area Plan for the East - Map 7 - Laxey. The property is not within a Conservation Area or a Flood Risk Zone.

4.2 Given the nature of the residential property and the land designation paragraph 8.12.1 and General Policy 2 from the Isle of Man Strategic Plan 2016 are most relevant to its assessment which set out the general standards towards acceptable development. - 4.3 The recently released Residential Design Guidance 2021 is also a material consideration particularly those parts in respect of good neighbourliness and overlooking. - 4.4 Furthermore consideration shall also be given to Community Policies 7 and 11 in respect of reducing outbreak of fire and preventing criminal activity and Infrastructure Policy 5 in respect of water conservation.

REPRESENTATIONS

5.1 The following representations can be found in full online, below is a short summery;

5.2 Highway Services have considered the proposal and state "After reviewing this application, Highway Services finds it to have no significant negative impact upon highway safety, network functionality and/or parking. The applicant is advised that highway licences may be necessary for the use of the highway during works." (31.03.22) - 5.3 Douglas Corporation have considered the proposal and state they have no objection. (1.04.22)

ASSESSMENT

6.1 The main issues to consider in the assessment of this planning application are:

• - character and appearance (GP2, b,c)
• - impact on neighing amenity (GP2, g) 6.2 CHARACTER AND APPEARANCE

• 6.2.1 There is a general presumption in favour of extensions or alterations to existing properties as per Paragraph 8.12.1 of the Isle of Man Strategic Plan, where such works would not have an adverse impact on either adjacent properties or the surrounding area in general.
• 6.2.2 Due to the existing high stone walling which separates the property from the parking upon Market Street, the proposed works cannot be seen from a public vantage point. Whilst this is not a generic approval reason, the proposed works are deemed acceptable for where they are situated and are acceptable alterations.
• 6.3 NEIGHBOURING AMENITY

• 6.3.1 With regards to neighbouring amenity, the proposed works will not be adding any additional impacts and as such are deemed acceptable. CONCLUSION
• 7.1 The proposed alterations are deemed acceptable and as such comply with General Policy 2. INTERESTED PERSON STATUS
• 8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons:

• (a) the applicant (including an agent acting on their behalf);
• (b) any Government Department that has made written representations that the Department considers material;
• (c) the Highways Division of the Department of Infrastructure;
• (d) Manx National Heritage where it has made written representations that the Department considers material;
• (e) Manx Utilities where it has made written representations that the Department considers material;
• (f) the local authority in whose district the land the subject of the application is situated; and
• (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material. 8.2 The decision maker must determine:

• o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and
• o whether there are other persons to those listed above who should be given Interested Person Status

I can confirm that this decision has been made by a Principal Planner 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: 18.05.2022 Determining officer

Signed : C BALMER Chris Balmer Principal Planner

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