Officer Report

Application No.: 17/00872/B Applicant: Mannin Retail Ltd Proposal: Alterations to shop front elevation Site Address: One Stop Shop Station Road Ballaugh Isle Of Man IM7 5EJ Case Officer : Miss Lucy Kinrade Photo Taken: 25.09.2017 Site Visit: 25.09.2017 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 02.10.2017 _________________________________________________________________

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.

Plans/Drawings/Information;

This approval relates to drawing numbers 102, 103 and 201 all date stamped and received 15/08/2017. No approval is granted for the advertisement shown on drawing 201.

_______________________________________________________________ Interested Person Status – Additional Persons NONE _____________________________________________________________________________ Officer’s Report SITE

1.1 The application site represents the curtilage of existing retail unit known as the One Stop Shop situated on Station Road in Ballaugh and just north of Ballaugh Bridge. The one and

• a half storey building has a front elevation facing east and towards station road.

1.2 The existing shop is situated central to the village and provides a convenience shop and post office for the local community and passing trade. The shop is within close proximity to the local bus stops and in proximity of the local public house. - 1.3 Set back from the main Station Road the front forecourt provides an area of car parking off the main highway for its customers. The front gable elevation comprises a single door utilised as the main customer entrance with windows on both the ground and first floor. To the right hand side of the gable along the main elevation are three large display windows that have previously been closed up to provide an area of internal display shelving. THE PROPOSAL

2.1 The planning application seeks approval for alterations to the front elevation only. There are no other alterations proposed for the property. - 2.2 The proposal includes the alteration of the existing gable elevation to replace the existing glazing at ground floor with a new glazed display windows and the removal of the existing entrance and its replacement with a new display window to match the size and style of the new adjacent window. - 2.3 On the main elevation the existing windows are proposed to be opened up and fitted with new large display windows with the window furthest left being altered to provide a new automatic glazed double door customer entrance. - 2.4 The proposed drawing also indicates a new area of advertisement on the gable elevation above the proposed ground floor windows. It must be noted that this advertisement needs to be subject to its own application under the Control of Advertisements Regulations 2013. PLANNING HISTORY

3.1 The application site has been subject to a number of previous applications for a number of alterations to the existing building, including the creation of a first floor flat, closing up and re-opening of existing entrances on the front elevation and the creation of a new rear store all of which were granted full approval. Equally the site has been subject to an application that was approved at appeal for the use of the unit as a café. While the site has an extensive planning background it is not considered that these are specifically relevant in the assessment of the current application. PLANNING POLICY - 4.1 In terms of local plan policy, the application site is within an area recognised as being within predominantly residential use under the 1982 Development Plan. There are no specific policies available for the alteration to or amendments to existing retail units located within residential areas, while Business Policy 10 supports the development of neighbourhood shops it is considered that the most relevant policy in the case of this application is General Policy 2: General Policy 2:

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:

• 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;

• 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; m) takes account of community and personal safety and security in the design of buildings and the spaces around them."

REPRESENTATIONS

5.1 Ballaugh Parish Commissioners have no objection to the current application (04/09/2017).

5.2 The Department of Infrastructure Highways Services have indicated no highways interest in the proposal (07/09/2017). ASSESSMENT - 6.1 It is not uncommon to have a retail unit comprising a predominantly glazed front elevation, the purpose of which would allow customers to browse products for sale. The application site here is perhaps no different to a retail store located within a town centre. The One Stop Shop is a neighbourhood shop servicing the village of Ballaugh and also as a passing shop for those travelling through Ballaugh. The proposal to re-open the existing windows and provide a new larger double entrance is expected to benefit the customers. Likewise, the removal of the existing door and the introduction of new glazing and windows on the front gable elevation will provide a balanced appearance.

6.2 It is not expected that the alterations will generate any concern or adversely impact public or residential amenity above what is in existence. It is expected that the proposed alterations will bring about a more aesthetically appealing front elevation and improve the general appearance of the area. In addition to this it is expected that the replacement glazing will generate a more comfortable internal environment with increased levels of daylight.

6.3 Neighbourhood shops play a key role in the successful sustainability of our communities; the proposal here will have little or no effect on the character of the locality and is expected to benefit its users. The proposal is contained within the existing footprint of the building. The proposal also includes the relocation of the existing ramped access to the new location of the proposed customer entrance, this relocation is not expected to significantly impact the parking already in existence at the front and Highway Services have raised no concerns to the scheme. CONCLUSION - 7.1 The proposal will bring about a significant visual improvement to the existing building and benefit the overall appearance of the streetscene and hub of the village community. The proposal is considered to meet the relevant parts of General Policy 2 and considered acceptable. INTERESTED PERSON STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 (Article 6(4), the following persons are automatically interested persons:

• (a) The applicant, or if there is one, the applicant's agent;
• (b) The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested;
• (c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material
• (d) Highway Services Division of Department of Infrastructure and
• (e) The local authority in whose district the land the subject of the application is situated.

8.2 The Planning Committee 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 6(4) who should be given Interested Person Status.

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: 03.10.2017 Determining officer

Signed : S CORLETT Sarah Corlett Senior Planning Officer

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