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20/00670/B Page 1 of 5
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 20/00670/B Applicant : Ciara Tinkler Proposal : Conversion of basement room for use as vets lab and office Site Address : The Veterinary Surgery - Strand Vets Strand Road Port Erin Isle Of Man IM9 6HE
Planning Officer: Mr Paul Visigah Photo Taken : Site Visit : Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 09.09.2020 __
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. Overall and on balance, it is considered that the proposal complies with General Policy 2 and Business Policy 1 of the Strategic Plan 2016, and the Area Plan for the South 2013.
Plans/Drawings/Information;
This decision relates to Drawing Nos. DID-002/ 01 and DID-002/ 02 date stamped and received on 18 June 2020. __
Interested Person Status - Additional Persons
None __
Officer’s Report
THE SITE
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1.1 The site is the premises of the Strand Veterinary Surgery on Strand Road in Port Erin, just around the corner from the lower promenade and beach. The property is a three storey building with projecting bays on the first floor which sit above a concrete cantilevered projecting balcony with modern ornamental blocks on the perimeter walling. This is supported by black columns. At ground floor level there is the commercial unit presently occupied by the vets' practice. This part of the building has large windows on the front and side elevations and the entrance door is at the angle where the front and side elevations meet.
THE PROPOSAL 2.1 Proposed is the conversion of basement room for use as vets' lab and office.
2.2 The applicants have provided additional information which indicates that the change of use for Strand Vets would include an additional room in the basement of the adjacent commercial property, to become an area for a laboratory, blood machines and additional utility area, as well as a separate room for an office.
2.3 The works will involve the conversion of the warehouse which serves the adjacent commercial building which measures 4.1m x 5m internally into two sections. The first section with direct access to the communal area would measure 4.1m x 2.7m after partitioning and would serve the proposed laboratory/area for blood machines and utility for vets. The second section measuring 4.1m x 2.3m with door connected to the other section would serve as the proposed office for vets. There would be no external alterations to the affected section of the building.
PLANNING POLICY 3.1 The site lies within an area designated on the Area Plan for the South as Mixed Use. The existing and proposed uses are consistent with this. The site lies within a proposed CA in the Area Plan for the South. Whilst the full weight of CA status cannot be applied as the CA is not yet adopted, it is important that development is not approved where this may prejudice the consideration of the CA status in the future.
3.2 The relevant proposals in the Plan are as follows: 3.2.1 Mixed Use Proposal 3: It is proposed that the Mixed Use area in Port Erin is extended to cover the Lower Promenade to encourage a diversity of uses which would add to the overall vitality and viability of the Village (see Map 7).
3.2.2 Mixed Use Proposal 5: In Castletown, Port Erin and Ballasalla, office development may be acceptable on the ground floors of buildings although there will be a presumption in favour of retaining retail units subject to the circumstances and merits of any alternative scheme and provided it does not cause significant harm to the character and appearance of the area.
3.3 The following paragraphs within the Area Plan would also be relevant to the application:
3.3.1 Paragraph 6.5.3 It is considered that future office development within the South may be accommodated primarily by using existing buildings. Within the Mixed Use areas this will normally take the form of the upper floors of buildings which are not currently in residential use. However, it should be recognised that office use may be permitted on the ground floor of buildings where it would make use of an otherwise vacant unit and the character and appearance of the area would not be harmed. Proposals for such office uses would be considered on their merits. The series of Mixed Use Proposals below set out the circumstances where office development would be acceptable.
Paragraphs 6.6.1 - 6.6.2
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6.6.1 In order to achieve town and village centres which are attractive, viable and full of vitality it is essential to encourage a mix of different uses to locate within the Mixed Use areas. This will include elements of retail, office, light industrial, community facilities, leisure and tourism uses and residential as well as dedicated public spaces which will be a focus for community activity. Uses which are not compatible with residential developments will not be supported within the Mixed Uses areas. Generally there will be a presumption in favour of changes of use between the range of approved uses. Whilst planning approval may be required for some changes, this would normally be supported subject to the buildings being suitable for the new use.
6.6.2 Development within an area of Mixed Use (as designated on the Proposals Map/Inset Maps) or those sites proposed for Mixed Use (identified on the Maps as 'Proposed Mixed Use') will comprise a mix of some or all of the following uses: residential; shops; financial and professional services; food and drink; research and development, light industry; hotels and hostels; hospitals, nursing homes and residential institutions; community uses; leisure; tourism and open space. For applications relating to sites proposed for Mixed Use, the mix and types of uses on the site will be determined on their merits in accordance with the Proposals in the Area Plan and the Isle of Man Strategic Plan Policies.
3.4 Due to the designation of the site and the nature of the application it is appropriate to consider the following polices of the Isle of Man Strategic Plan 2016:
3.4.1 General Policy 2 (in part): "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:
(c) does not affect adversely the character of the surrounding landscape or townscape; (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 and (m) takes account of community and personal safety and security in the design of buildings and the spaces around them."
3.4.2 Business Policy 1 (BP1) states that 'the growth of employment opportunities throughout the Island will be encouraged provided that development proposals accord with the policies of this Plan'.
3.4.3 Transport Policy 7: The Department will require that in all new development, parking provision must be in accordance with the Department's current standards.
3.4.4 Environment Policy 35: Within Conservation Areas, the Department will permit only development which would preserve or enhance the character or appearance of the Area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development.
3.4.5 Environment Policy 36: Where development is proposed outside of, but close to, the boundary of a Conservation Area, this will only be permitted where it will not detrimentally affect important views into and out of the Conservation Area.
PLANNING HISTORY
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4.1 The former café was approved for conversion to a veterinary surgery under 88/01991/C and an advocate's office was added under 93/00871/C. A recent application is currently under consideration for Installation of window vinyl signage under 20/00904/D.
REPRESENTATIONS Copies of representations received can be viewed on the Government's website. This report contains summaries only.
5.1 Representation from the Department of Infrastructure (DOI) Highways Division confirms that they 'Do not oppose' in the letter dated 22 July 2020.
5.2 The Port Erin Commissioners have stated that they support the application (12.08.2020).
ASSESSMENT 6.1 The application proposes the conversion of an existing basement room as vets lab and office, which is supported in the Area Plan given that the site is within an area zoned as Mixed Use. The proposed conversion would not alter the external appearance of the building from the external elevations and as such would ensure the preservation of the visual appearance and character of the property and proposed Conservation Area in line with GP2 (c) and EP35.
6.2 The addition of the ware house and the partitioning of its internal floor area would increase the working spaces for the veterinary business with the possibility of increasing the demand for parking to accommodate additional staff required to run the vet lab. Albeit, the location of the property at the town centre and in close proximity to public transport options and public parking areas would diminish any impact that could result from the additional need for parking provisions. Besides, it is not considered that the vet lab would generate additional client visit to a level that would have detrimental impacts since the additional lab offering would be ancillary to the existing service offered by the business. Equally, it is considered that the additional work spaces would improve the range of services offered by the vet service, as well as the efficiency of its operations without necessarily generating additional client visits.
6.3 Given that the proposed office is adjoining an adjacent property, it is important to consider the impacts that such conversion may have on the amenities of the neighbouring property. However, the addition of the lab and office on this adjacent property is not expected to generate any adverse impacts above what is expected from the occupancy of this property as this space previously served as a ware house for commercial operations for this property; a use which although different, would be compatible with the proposed use.
CONCLUSION 7.1 In summary, the proposal is considered to have a neutral impact on the appearance and character of the street scene, with the proposed use in harmony with the existing uses of the property. It is judged that the proposed use would not result in unacceptable noise and disturbance to residents, and other uses of the property, and it would not impact on road safety and traffic flows within the locale to an unsatisfactory highway safety level. As such, 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: (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;
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(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 in Article 4(2) who should be given Interested Person Status.
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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.
Decision Made : Permitted
Date: 09.09.2020
Determining officer Signed : S CORLETT Sarah Corlett
Principal Planner
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