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                                      23/00226/B                                     Page  1  of  4

PLANNING OFFICER REPORT AND RECOMMENDATION

Application No. : 23/00226/B Applicant : Clear Pharmacy (IOM) Proposal : Creation of a first floor two-bedroom residential apartment, external window alteration, installation of a charging point and demolition of chimneybreasts and chimneystacks Site Address : Former IOM Bank 28 Atholl Street Peel Isle Of Man IM5 1HQ

Registered Buildings Officer: Mr Ross Brazier Photo Taken : Site Visit : Expected Decision Level : Planning Committee

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 12.06.2023 __

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 will preserve the character and appearance of the conservation area and will not affect the amenity of local residents and accords with the Strategic Plan and Planning Policy Statement 1/01.

Plans/Drawings/Information; This decision relates to the following: P101 LOCATION PLAN P102 Existing Plans and Elevations P103 Proposed Plans and Elevations And all other supporting information received on 07.03.23

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Interested Person Status - Additional Persons

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                                      23/00226/B                                     Page  2  of  4

None __

Officer’s Report

THIS APPLICATION IS BEFORE PLANNING COMMITTEE FOLLOWING OBJECTIONS FROM THE LOCAL AUTHORITY AND THE APPLICATION IS RECCOMENDED FOR APPROVAL.

1.0 THE APPLICATION SITE 1.1 The application site is the former Isle of Man Bank, Altholl Street, Peel. A 20th century building with an unusual curved façade to the principle elevation, the remainder of the building has a traditional style which projecting gables.

1.2 The surrounding area is characterised by predominantly retail units at ground floor. The application site is located within an area identified as being Mixed Use by the Peel Local Plan; the site is also within the Peel Conservation Area.

2.0 THE PROPOSAL 2.1 The proposal seek the creation of a first floor two-bedroom residential apartment, external window alteration, installation of a charging point and demolition of chimneybreasts and chimneystacks.

3.0 PLANNING POLICY 3.1 TOWN AND COUNTRY PLANNING ACT 1999 S16 Registered buildings: supplementary provisions (as amended in relation to demolition in conservation areas) S18 Designation of conservation areas 3.1.2 TOWN AND COUNTRY PLANNING (CHANGE OF USE) (DEVELOPMENT) (NO. 2) ORDER 2019

3.2 National policy: THE ISLE OF MAN STRATEGIC PLAN 2016 Strategic Policy 4: General Policy 2 Environment Policy 35:

3.3 Planning Policy Statements: 1/01 Policy and Guidance Notes for the Conservation of the Historic Environment of the Isle of Man POLICY RB/3 POLICY RB/5 ALTERATIONS AND EXTENSIONS POLICY CA/2 SPECIAL PLANNING CONSIDERATIONS

4.0 PLANNING HISTORY 4.1 The application site has been the subject of previous planning applications, none of which are considered materially relevant to the assessment of this current planning application given the nature of the proposal.

5.0 REPRESENTATIONS 5.1 Peel Town Commissioners stated "They do not oppose this application subject to the allocation of the off street parking spaces which exist within the curtilage of the development site to support this new development. It should be noted the neighbouring streets have 100+ % occupation of parking spaces in the weekday evenings and at weekend according to the Department of Infrastructure's 2013 Parking Study and the Commissioners' observations. This minor amendment will ensure this application for new residential accommodation will not increase the parking difficulties which currently exist at this location." (21.03.23).

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                                      23/00226/B                                     Page  3  of  4

5.2 DoI Highway Services stated that "After reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and /or parking. The Applicant is advised that to consider installing an electric vehicle charging point to aid net zero objectives. Plus, that Highway Licences will be necessary for any equipment and materials to be placed within the highway for the duration of the proposed works" (17.03.23).

6.0 ASSESSMENT 6.1 The main issues to consider in the assessment of this application are firstly the impact of the loss of the chimney stacks, alteration to window on the appearance of the building and street scene and character and appearance of the Conservation Area. Secondly the change of use of the first floor to residential.

Physical alterations 6.2 The former bank is a building dating from the mid-20th century it has elements that in a traditional style of a vernacular English type but is not typical of Manx vernacular. The exception being its curved façade. Overall the building is of a scale and massing which respects that of its neighbouring more historic buildings. The design and detailing of the building is reasonable. That said the contribution of the chimney stack to the overall design and character of the building is minimal, giver their position, detail and size.

6.3 The loss of the stacks given the limited contribution they make to the overall appearance of the building would not impact upon the appearance of the building or the street scene

6.4 It is also considered therefore that the character and appearance of the conservation area would not be affected by the physical external works given their limited contribution to the building and the proposals would therefore see no change in the conservation area, therefore preserving its character and appearance.

Change of Use 6.5 The property is located within an area defined as mixed use in the Peel Local Plan and is located within the boundary of Peel Map of the TOWN AND COUNTRY PLANNING (CHANGE OF USE) (DEVELOPMENT) (NO. 2) ORDER 2019. The Order enables the change of use of the first floor to residential use. The proposed change of use would therefore be permitted development.

Car parking 6.6 The Commissioners have objected to the lack of car parking provision for the first floor residential unit and feel it should be given over to the residential use rather than the pharmacy use. The applicant's agent responded to the Commissioner's position, staring the proposals will bring into use empty space, the proposals have made cycle provision and given the town centre location, public car parking provision and alternative means of transport are available.

6.7 The proposed additional use Class 3.4 use would require 2 additional car parking spaces. The sites current parking spaces are to be retained for the ground floor pharmacy use. The Strategic Plan clarifies that parking standards may be relaxed in certain circumstances and given the town centre and conservation areas status of the application site, and it is considered that the proposals fulfil these exemptions as it concerns; a single residential unit within a sensitive street scene and a Conservation Area and is also within close proximity of the public transport services. It is also noted that Highways services stated they considered there would be no significant negative impact upon parking it is concluded that the lack of onsite parking for the residential use would comply with the relaxation in standards.

7.0 CONCLUSION 7.1 The proposal will preserve the character and appearance of the conservation area and will not affect the amenity of local residents and accords with the Strategic Plan and Planning

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                                      23/00226/B                                     Page  4  of  4

Policy Statement 1/01 - Guide to the Conservation of the Historic Environment of the Isle of Man, it is recommended for approval.

8.0 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 which 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 In addition to those above, the Regulation 9(3) requires the Department to decide which persons (if any) who have made representations with respect to the application, should be treated as having sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to the application. __

I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to that body by the appropriate DEFA Delegation and that in making this decision the Committee has agreed the recommendation in relation to who should be afforded Interested Person Status.

Decision Made : Permitted

Committee Meeting Date: 19.06.2023

Signed : CV BALMER Presenting Officer

Further to the decision of the Committee an additional report/condition reason was required (included as supplemental paragraph to the officer report).

Signatory to delete as appropriate YES/NO See below

Customer note

This copy of the officer report reflects the content of the file copy and has been produced in this form for the benefit of our online services/customers and archive records.