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PLANNING OFFICER REPORT AND RECOMMENDATIONS Application No. : Applicant: Proposal; 14/00405/B Little Cherubs Kindergarten Erection of a log cabin to be used in conjunction with the pre­ school nursery Old Chapel Main Road Union Mills Isle Of Man IM4 4AD Site Address: Miss Melissa McKnight 29.04.2014 29,04.2014 Officer Delegation Case Officer: Photo Taken : Site Visit: Expected Decision Level: Officer's Report 1.0 THE APPLICAnON SITE The application site is the curtilage of The Old Chapel which is located on the northern side of the A1 Peel Road in Union Mills. The application site is a single storey church with accommodation within the roof. 1.1 The application site building is prominent within the street scene given its siting and form. The building finished in a traditional stone work and has traditional arched windows throughout. There have been a number of modern alterations which include the installation of rooflights to the roof slopes providing light to the first floor accommodation. 1.2 The application site is bounded by stone walling on the northern, eastern and southern side and is open on the western side, To the eastern and southern part of the application site are parking provisions for seven vehicles with an additional three parking spaces available 27 metres north of the application site within an existing builders yard. 1.3 The Old Chapel has recently been granted planning permission for the use as a pre­ school nursery. The immediate surrounding area has a mix of uses ranging from retail, residential and industrial. 1.4 2.0 THE PROPOSAL The planning application seeks approval for the erection of a log cabin to the rear of the existing building which has been described as an art room on the submitted drawing. 2.1 The proposed new log cabin would have a length of 6.5 metres, width of 3.3 metres and ridge height of 3.1 metres. The log cabin would be constructed out of natural log boards with a green mineral felt shingle roof with log board barge boards. 2.2 2.3 Each roof slope of the proposed log cabin would have two roof installed measuring 0.6 X 0.3 metres. There would be two double glazed windows installed either side of a half glazed timber door on the southern elevation and one timber boarded door on the western elevation. 3.0 PLANNING HISTORY 14/00405/B Page 1 of 4 20 May 2014

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3.1 The application site has been the subject of six previous planning applications, ail of which have been granted planning permission unless otherwise stated and have been listed below: PA 13/9i391/C: Change of use from office to a pre-school nursery PA 13/00528/B: Alterations to existing front wall to create additional onsite parking PA 11/01266/B; Alterations and two storey extension to provide additional office accommodation. PA 07/01623/B: Installation of roof lights PA 90/01303/B: Conversion of 1st floor of chapel to form office accommodation. This previous planning application was refused. PA 88/00154/B: Conversion of former chapel to office accommodation. The application site is currently the subject of one previous planning application for the erection of illuminated signage under PA 14/00367/D which has not yet been determined. 3.2 4,0 PLANNING POUCY In terms of local plan policy, the application site is an area zoned as Predominantly Residential under the Braddan Local Plan 1991. The site has an extant use as office accommodation and has been granted planning permission for use as a pre-school nursery. 4.1 In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains one policy that is considered specifically relevant to the assessment of this current planning application: 4.2 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; is in accordance with the design brief in the Area Plan where there is such a brief; respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them; does not affect adversely the character of the surrounding landscape or townscape; does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water coumes; does not affect adversely public views of the sea; incorporates where possible existing topography and landscape features, particularly trees and sod banks; does not affect adversely the amenity of local residents or the character of the locality; provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and (a) (b) (c) (d) (e) (0 (g) (h) manoeuvring space; does not have an unacceptable effect on road safety or traffic flows on the local 0) highways; can be provided with all necessary services; does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan; 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 is designed having due regard to best practice in reducing energy consumption." 0) (k) (I) (n) 20 May 2014 14/00405/B Page 2 of 4

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5.0 REPRESENTATIONS 5.1 Braddan Parish Commissioners have no objection to the current planning application. The Department of Infrastructure Highway Services do not oppose the current planning application. 5.2 6.0 ASSESSMENT The key issue to consider in the assessment of this current planning application is the impact of the erection of the proposed log cabin on the appearance of the locality and public amenity. 6.1 Partial views of the proposed log cabin would be attainable from the A1 Peel Road. However, these views would only be limited and would particularly be from those walking past the site. It is unlikely that road users would see the proposed log cabin. 6.2 Given the size and siting of the proposed structure it is considered that the proposed development would appear subordinate to the main building. The proposed log cabin would be erected close to the main building and within dose proximity of a similar structure as well as an industrial building. Therefore the building is not considered to appear incongruous or deter from character and appearance of the existing building and street scene or harm public amenity. 6.3 Overall the development is deemed acceptable with the proposed building providing an additional use and working area for the newly approved pre-school nursery. 6.4 7.0 RECOMMENDATION Overall it is concluded that the planning application accord with the provisions of General Policy 2 of the Isle of Man Strategic Plan 2007 and as such it is recommended that the planning application be permitted. 7.1 8.0 PARTY STATUS The local authority, Braddan Parish Commissioners, is by virtue of the Town and Country Planning (Development Procedure) (No. 2) Order 2013, paragraph 6 (4)(e), considered "Interested persons" and as such should be afforded party status. 8.1 8.2 The Highway Authority is granted interested party status under the Town and Country Planning (Development Procedure) Order 2013 paragraph 6 (4) (d). Recommendation Recommended Decision: Permitted Date of Recommendation: 12.05.2014 Conditions and Notes for Approval / Reasons and Notes for Refusal Page 3 of 4 14/00405/B 20 May 2014

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C ; Conditions for approval N : Notes attached to conditions R : Reasons for refusal 0 : Notes attached to refusals C 1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice, To comply with article H of the Town and Country Planning (Development Reason: Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals. C2. The maximum number of children attending the premises at any one time shall not exceed nineteen. C3. The vehicle parking at the front and south of the building and the three parking spaces to the north of the building, as shown on the Location Plan approved under PA 13/91391/B, shall not be used other than for the parking of vehicles in connection with the use of the premises and shall be kept free of obstruction for such use at all times. This approval relates to Drg. no : 181/4/1, 181/4/2 and 181/4/6 date stamped as received on 31st March 2014. I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control /Head of Development Management/ Senior Planning Officer. 2oi 20 Decision Made: Permitted Date: Determining officer (delete as appropriate) Signed :... Chris Balmer Senior Planning Officer Signed :... Sarah Corlett Senior Planning Officer Signed :... Michael Gallagher Signed Jennifer Cl Director of Planning and Building Control Head of Development Management 20 May 2014 14/00405/B Page 4 of 4