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Application No.: 16/01387/B Applicant: Estates Shared Services Proposal: Partial demolition of lean to extension, increase level and replacement of existing roof and creation of double doors Site Address: Island Seafare The Quay Port St. Mary Isle Of Man IM9 5EA Case Officer : Miss Lucy Kinrade Photo Taken: 27.01.2017 Site Visit: 27.01.2017 Expected Decision Level: Officer Delegation
1.0 SITE - 1.1 The application site is the existing footprint of the largest building at Island Seafare Ltd, The Quay, Port St Mary. The existing building is utilised for the storage and factory processes relating to the business. The main building is two storeys with a pitched roof with a ridge height of 7.7m. - 1.2 The existing building has been extended in the past on the south-west gable end facing elevation with an extension approx. 14m long x 5m wide, the extension provides additional storage space and a tank room. ¾ of this extension is designated for storage and has a flat roof construction with a roof height of 4.2m.The final ¼ of the extension if designated for the tank room and have a lean to roof construction which sits 1.2m lower than the storage room roof. - 1.3 The tank room is currently accessed through a single door on the south-west facing elevation; the tank room also has an existing window on the same elevation. The tank room is currently utilised for the storage of shellfish tanks in association with the main factory building of Island Seafare.
2.0 PROPOSAL - 2.1 Proposed within the current application is the removal of the existing lean to roof and a height increase of the tank room to match the 4.2m roof height of the flat roof storage room. - 2.2 During the works the applicant also seeks to remove the existing flat roof and to reinstall a new flat roof system which will incorporate the new roof of the tank room. - 2.3 The construction works will include the removal of the existing window and door on the south-west elevation and their replacement with new double access doors with louvres. Two additional new aluminium louvres are proposed on the southern elevation. - 2.4 There are no alterations or increases proposed for the floor area of the existing building.
3.0 PLANNING HISTORY - 3.1 There are no previous planning applications that are considered material in the assessment of the current application.
4.0 PLANNING POLICY - 4.1 The site lies within an area designated as 'Harbour Area' on Map 7 of the Area Plan for the South 2013, and also lies within the proposed Conservation Area of Port St Mary. The following policies are applicable to this application: - 4.2 6.25.1 of The Area Plan for the South 2013 explains that the harbours in Port St Mary are in active use and that expansion and introduction of marine based industry may be permitted as long as it does not prejudice the use of the harbour areas for leisure or tourist purpose. It also states in Employment Proposal 4 that development should where possible "not adversely affect the amenity of neighbouring residents" and that "new industrial buildings must be designed and finished to a high standard so as to acknowledge the prominence and importance of the harbour-side location." - 4.3 Although the application site is an existing building and not new, consideration should be given to this policy when assessing the application as to future proof the local harbour area. - 4.4 Although only proposed for Conservation and not officially designated as a Conservation Area it is important that we still consider Environment Policy 35 which states:
"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."
4.5 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:
5.0 REPRESENTATIONS - 5.1 Port St Mary Commissioners have no objection to the current planning application (12/01/2017). - 5.2 The Department of Infrastructure Highway Services have indicated that there is no highways interest in this planning application (09/01/2017). - 5.3 There have been 2 separate comments made by local residents, the owner of 6 Lime Street has submitted comments raising concern to the proposal including the installation of new double doors which would increase movement within the site and reduce available parking spaces . Specific reference was made to the significant loss of parking due to the storage of pallets and other materials on the site, and that throughout the year the site is heavily congested with those using the boat park and slipway and Isle of Man Yacht Club (12/01/2017). - 5.4 The owner of 8 Lime Street submitted comments raising concerns regarding the installation of the proposed double doors as this would adversly impact the access and amenity of parking for local
residents and those using the sailing club. The owner also commented that the use of the site presents a danger to the children who play in the area (09/01/2017).
6.0 ASSESSMENT - 6.1 The application seeks approval the upwards extension of the existing tank room on the south-west side of the existing factory building at Island Seafare, Port St Mary. The most important areas for consideration in the assessment of this application are the impact of the proposed development on the character and appearance of the existing building, impact on the surrounding area and local environment and whether it would preserve or enhance the Conservation Area in which the storage hut stands. - 6.2 Essentially the proposed extension is a vertical infill of the existing built form, it is not expected to cause any adverse impacts to the character of the area or to the neighbouring properties, in fact it is expected that the proposed extension and new flat roof shall create an enhanced uniform appearance throughout. - 6.3 The proposed roof shall match the existing in terms of size, form and shape and will not obstruct any views of the sea or disrupt any of the nearby water courses, it complies with all aspects of GP2 and is therefore considered an acceptable extension. - 6.4 It is expected that the removal of the existing single door and its replacement with a double door shall help to improve access in to and out of the tank room. It is not expected that the replacement of the doors will adversely impact the highway safety of the area or create an adverse impact on the amenities of the local residents. It has been considered that the use of the tank room already exists and that the installation of a double door would neither alter or increase the frequency of its use to a level which would generate any adverse impacts on its surroundings but merely allow for an improved door access.
7.0 RECOMMENDATION - 7.1 Overall the application complies with General Policy 2 and addresses Environment Policy 35 of the Isle of Man Strategic Plan 2016 and is therefore recommended for approval.
8.0 PARTY STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, the following persons are automatically interested persons:
8.2 In accordance with Article 6(3) of the Town and Country Planning (Development Procedure)(No2) Order 2013 and paragraph 2(1) of Government Circular No. 01/13, the following persons who have made representation to the planning application are considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to the application:
With effect from 1 June 2015, the Transfer of Planning & Building Control Functions Order 2015 amends the Town and Country Planning Act 1999 to give effect to the meaning of the word
'Department' to be the Department of Environment, Food and Agriculture unless otherwise directed by that Order. Recommendation Recommended Decision: Permitted Date of Recommendation: 09.02.2017 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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
This approval relates to drawing numbers 1615-001 and 1615-002 both date stamped and received 16/12/2016.
I can confirm that this decision has been made by a Senior Planning Officer in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Decision Made : Permitted Date: 15.02.2017 Determining officer
Signed : S CORLETT Sarah Corlett Senior Planning Officer
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