16 November 2018 · Delegated - Head of Development Management (Stephen Butler)
Glebe Farm, Main Road, Kirk Michael, Isle Of Man, IM6 2hd
The proposal involves extending the small existing petrol station shop (24sq m) into the adjacent workshop (66sq m) to create a total retail floorspace of 90sq m plus staff facilities, with external alterations like blocking up garage doors/windows, new openings, removal of internal fencing/gates/air-water facilities, …
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The officer assessed three key issues: principle of shop expansion, visual impact, and parking/highway safety. In principle, the extension reuses existing buildings on previously developed land in a s…
General Policy 2
Requires development to respect site/surroundings in siting/layout/scale/design, not harm landscape/townscape/amenity/character, provide safe access/parking without affecting road safety. Officer assessed physical alterations acceptable (b,c,g), parking/highways compliant (h,i).
Strategic Policy 1
Promotes best use of previously developed land/redundant buildings. Extension reuses workshop into shop on established site, optimising underused building.
All new retail development (excepting neighbourhood shops and those instances identified in Business Policy 5) sited within the town and village centr
Retail in town/village centres on zoned land, considering BP5/7/8. Kirk Michael service village zoning as 'garage' supports neighbourhood retail expansion.
Strategic Policy 10
Promote integrated transport minimising car journeys, best public transport/pedestrian use, no highway safety harm. Larger shop reduces trips to distant towns, pedestrian access supported.
Spatial Policy 3
Identifies Kirk Michael as Service Village. Supports shop expansion serving village needs.
Business Policy 10
Retail permitted in established centres except neighbourhood shops. Applies as neighbourhood shop in service village.
Transport Policy 4
Highways to accommodate development traffic safely. Satisfied via transport statement and parking.
Transport Policy 7
Parking per standards (Appendix 7 neighbourhood shops). Provided exceeds calculated requirement.
Time limit
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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
Parking and turning areas
The development hereby approved shall not be occupied or operated until the parking and turning areas detailed on drawing number 04 Rev A have been provided in accordance with the approved plans. Such areas shall not be used for any purpose other than the parking and turning of vehicles associated with the development and shall remain free of obstruction for such use at all times. Reason: To ensure that sufficient provision is made for off-street parking and turning of vehicles in the interests of highway safety.
Do Not Oppose following transport statement; satisfied no capacity or road safety issues
Highways Services initially deferred but later confirmed no objection after reviewing the Highway Traffic Statement, satisfied no capacity or road safety issues. Michael Commissioners raised no objection initially and later minor comments on disabled bays and parking bay orientation.
Key concern: parking bays facing the wrong way
Department of Infrastructure Highways Division
No ObjectionThe information provided is acceptable to highways and I am satisfied that the proposal will not cause any capacity or road safety issues.
Department of Infrastructure Highways Division
No CommentNo Highways Interest; NHI on 18-8-17
Michael Commissioners
Conditional No ObjectionThe only comment that has been made by the Commissioners is that the disabled bays should be around the front and that the other parking bays look to be facing the wrong way. It would be easier for people to drive in a parking bay and then reverse out. These are not a big problem but just need to be put forward.
Conditions requested: disabled bays should be around the front; parking bays facing the correct way
Michael Commissioners
No ObjectionNO OBJECTION
Michael Commissioners
No CommentMy Commissioners request deferment of the below application until after their meeting on Wednesday 6th September 2017.
