Planning Officer Report 11/01337/B

Planning Officer Report And Recommendations {{table:325878}}

Officer's Report

The Application Site

1. The application site comprises the curtilage of Shoprite, Derby Road, Peel.

The Proposal

1. The proposal comprises the installation of an oil tanks and enclosure within the application site.

Planning History

1. The application site has been the subject of a number of previous planning applications, one of which is considered specifically material to the assessment of this current planning application:

Planning application 08/01260/B sought planning approval for alterations, erection of extensions to store and amended car parking arrangement. This previous planning application was approved on the 18th December 2008. A subsequent appeal against the approval was dismissed by the Minister, with the appeal approval decision issued on the 14th January 2010. It is understood that the pre-commencement conditions imposed on this planning approval have been subsequently addressed.

Planning Policy

1. In terms of local plan policy, the application site is located within an area that is designated as retail under the Isle of Man Planning Scheme (Peel Local Plan) Order 1989. Paragraph 2.1 of the Peel Written Statement states "The retail centre of Peel with the exception of Shoprite, is based largely on the sector which includes the Market Place, a section of Douglas Street, the Length of Michael Street and Atholl Place."

1. In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains three policies that are considered specifically material to the assessment of this current planning application.

1. General Policy 2 states:

"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:

• (a) is in accordance with the design brief in the Area Plan where there is such a brief;
• (b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them;
• (c) does not affect adversely the character of the surrounding landscape or townscape;
• (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses;
• (e) does not affect adversely public views of the sea;

• (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks;
• (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;
• (j) can be provided with all necessary services;
• (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan;
• (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding;
• (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and
• (n) is designed having due regard to best practice in reducing energy consumption."

1. Business Policy 9 states:

"The Department will support new retail provision in existing retail areas at a scale appropriate to the existing area and which will not have an adverse effect on adjacent retail areas. Major retail development proposals will require to be supported by a Retail Impact Assessment."

1. Business Policy 10 states:

"Retail development will be permitted only in established town and village centres, with the exceptions of neighbourhood shops in large residential areas and those instances identified in Business Policy 5."

1. Peel Town Commissioners recommend that the planning application be approved.

1. The planning application seeks planning approval for the installation of an oil tanks and enclosure within the application site. The proposal is situated towards the rear of the site close to the boundary with the adjoining property West Wind.

1. The implementation of the proposed development would effectively alter a triangle of land between the supermarket building and West Wind. However, the extent of change is modest and the overall layout and landscaping of the extension approved by previous planning application 08/01260/B does not significantly change. In terms of impact the proposed oil tank is well screened by a timber enclosure, similar to everyday fencing, and should not be unduly visible outside of the site. The effect of the proposal on public amenity and private amenity is considered to be acceptable.

1. The proposal is not considered to affect any other obvious material planning consideration.

1. It is recommended that the planning application be approved.

1. It is considered that the following parties that made representations to the planning application should be afforded interested party status:

Peel Town Commissioners.

Recommendation
Recommended Decision:	Permitted
Date of Recommendation:	02.11.2011

Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal

• : Notes attached to refusals

C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.

C 2. This approval relates to drawing no.s 301, 302, 321 rev. D and 325 and the oli tank specification sheets date stamped the 26th September 2011.

I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager.

Decision Made : Permitted Date : 2/11/11

Signed : Michael Gallagher Director of Planning and Building Control

OR

Signed : Jennifer Chance Development Control Manager